Real Estate

Highlights An examination of the three pillars of China's economy provides an unambiguous signal that a slowdown is underway. This would normally warrant, at most, a neutral allocation to Chinese stocks, but several factors argue against cutting exposure for now. Stay overweight, but with a short leash. Recent changes in the BCA China Investable Sector Alpha Portfolio's recommended allocation have validated two of our recent investment recommendations. In addition, the model is providing a curiously bullish signal about the relative performance of Chinese vs global stocks that heightens our reluctance to reduce Chinese equity exposure. Our China Reform Monitor signals that investors do not view the current pace of structural reforms as being overly burdensome for the economy. In addition, while Chinese policymakers have made some significant gains in improving China's air quality over the past 18 months, these changes have mostly occurred from a near-hazardous starting point (suggesting that more progress will be needed). As such, we recommend that investors stick with our long ESG leaders / short investable benchmark trade over the coming year. Feature Global investor sentiment improved modestly on Monday, in response to statements from President Trump indicating a possible détente between the U.S. and China on the issue of trade. In particular, Mr. Trump signaled a willingness to assist ZTE, a Chinese telecommunications equipment maker, whose operations would have been enormously impacted by the U.S. Commerce Department's decision last month to ban American companies from selling to the firm. In the view of our Geopolitical Strategy Service, announcements like these should be viewed as marginally positive developments within the context of a serious downtrend in U.S./China relations. Investors appear to be eager to respond to positive news about waning U.S. protectionism, but the reality is that several important decisions related to the U.S.' section 301 probe have yet to be announced.1 As we noted in last week's Special Report,2 this underscores that the near-term risks to China from the external sector are clearly to the downside. Abstracting from the day-to-day assessment of the trade picture, we have emphasized that other core elements of the China outlook have deteriorated. As we present below, an aggregate view of the three pillars of China's economy continues to argue for a (contained) slowdown, with protectionism acting as a downside risk to an already sober economic outlook. Extremely cheap valuation and the high-beta nature of Chinese ex-tech stocks continue to justify an overweight stance versus global equities, but we recommend that investors keep Chinese stocks on downgrade watch for the remainder of Q2 as the risks to the Chinese economy warrant an ongoing assessment of what is currently a finely balanced equity allocation decision. Assessing The Three Pillars Chart 1 presents our stylized framework for analyzing China's economy. It highlights that China's business cycle is largely driven by three "pillars": industrial activity, the housing market, and trade. While the services sector, the Chinese consumer, and/or the technology sector are of interesting secular relevance, generally-speaking China's business cycle continues to be subject to its "old" growth model centered on investment and exports. Chart 1The Three Pillars Of China's Business Cycle The Three Pillars Of China's Economy The Three Pillars Of China's Economy Industrial Activity: We took an empirical approach to predicting China's industrial sector activity in our November 30 Special Report,3 and tested the ability of 40 different macro data series to lead the Li Keqiang index (LKI). While the LKI is closely followed and somewhat cliché, we have focused on it because of its strong correlation with ex-tech earnings and import growth. The results of our November report pointed to the success of monetary condition indexes, money supply, and credit measures to reliably predict the LKI since China's real GDP growth peaked in 2010. We constructed our BCA Li Keqiang Leading Indicator based on these measures, and we have frequently highlighted over the past few months that the indicator is pointing to a continued deceleration in China's industrial activity (Chart 2). Housing: We noted in our November report that housing market data also correlates with the LKI, albeit less well than the components of our Leading Indicator. One important observation about China's housing market that we highlighted in our February 8 Weekly Report is that residential floor space sold appears to have reliably led floor space started (a proxy for real residential investment) since 2010 (Chart 3). Over the past 6-8 months, however, floor space started appears to have diverged from the trend in floor space sold, which may have been caused by a non-trivial reduction in housing inventories over the past few years.4 Nonetheless, we also noted that the level of inventories remains quite elevated, suggesting that the uptrend in floor space started is unlikely to continue without a renewed uptrend in sales volume. In our view, this conclusion implies that the housing outlook over the coming 6-12 months is neutral, at best. Chart 2China's Industrial Sector ##br##Will Continue To Slow China's Industrial Sector Will Continue To Slow China's Industrial Sector Will Continue To Slow Chart 3Resi Sales Volume Does Not Point To ##br##A Sustained Pickup In Construction Resi Sales Volume Does Not Point To A Sustained Pickup In Construction Resi Sales Volume Does Not Point To A Sustained Pickup In Construction Trade: The third pillar of China's economy is the external sector, which remains important even though net exports have fallen quite significantly in terms of contribution to China's growth. We noted in our April 18 Weekly Report that there is a strongly positive relationship between the annual change in contribution to growth from China's net exports and subsequent gross capital formation, highlighting that external demand provides an important multiplier effect for Chinese activity. For now, nominal export growth (in CNY terms) remains at the high end of its 5-year range, reflecting the strength of the global economy. But three significant risks remain to the export outlook: 1) the clear and present danger of U.S. import tariffs, 2) the possibility that Chinese policymakers may accelerate their reform efforts to take advantage of the "window of opportunity" provided by robust global demand,4 and 3) the very substantial rise in the export-weighted RMB (Chart 4), which is fast approaching its 2015 high. As a final point on trade, Chart 5 highlights that the recent divergence between the LKI and nominal import growth is resolved when examining the latter in CNY terms. The chart suggests that while export growth has been buoyed by a strong global economy, China's contribution to the global growth impulse is diminishing. The very tight link demonstrated in Chart 5 also suggests that industrial activity is the most important pillar to watch among the three noted above, which means that Chart 2 argues for a negative export outlook for China's major trading partners. Chart 4A Non-Trivial Deterioration ##br##In Competitiveness A Non-Trivial Deterioration In Competitiveness A Non-Trivial Deterioration In Competitiveness Chart 5The Rise In CNYUSD Is Flattering ##br##Imports Measured In Dollars The Rise In CNYUSD Is Flattering Imports Measured In Dollars The Rise In CNYUSD Is Flattering Imports Measured In Dollars Our assessment of the three pillars of China's economy points to a conclusion that we have highlighted frequently in our recent reports: China's industrial sector is slowing, and there are downside risks to the export outlook. The character of the slowdown does not suggest that a major shock to the global economy is likely to emanate from China over the coming 6-12 months, but the outlook is more consistent with a reduction than an expansion in China's contribution to global growth. Under normal circumstances, at best this would warrant a neutral asset allocation outlook to China-related financial assets. Chart 6The Uptrend In Relative Chinese ##br##Ex-Tech Performance Is Intact The Uptrend In Relative Chinese Ex-Tech Performance Is Intact The Uptrend In Relative Chinese Ex-Tech Performance Is Intact However, we have also argued that the relatively attractive valuation and the technical profile of Chinese equities suggests that investors should have a high threshold for reducing their exposure to China within a global equity portfolio. Chart 6 highlights that Chinese ex-tech share prices continue to demonstrate resilient performance versus their global peers, despite the ongoing slowdown in China's economy. In addition, as we will note below, our BCA China Investable Sector Alpha Portfolio is providing a curiously bullish signal about the relative performance of Chinese stocks, which heightens our reluctance to cut exposure. Bottom Line: An examination of the three pillars of China's economy provides an unambiguous signal that a slowdown is underway. This would normally warrant, at most, a neutral allocation to Chinese stocks, but several factors argue against cutting exposure for now. Stay overweight, but with a short leash. Reading The Tea Leaves From Our Sector Alpha Portfolio We introduced our BCA China Investable Sector Alpha Portfolio in a January Special Report, in part to demonstrate that the concept of alpha persistence (i.e. alpha that is persistently positive or negative) has material implications for portfolio returns. In particular, we noted that the portfolio's strategy of allocating to China's investable equity sectors based on the significance of alpha has resulted in over 200bps of long-term outperformance versus the investable benchmark, without taking on any additional risk (Table 1). Table 1An Alpha-Based Sector Model Has Historically Outperformed China's Investable Stock Market The Three Pillars Of China's Economy The Three Pillars Of China's Economy Table 2 presents the portfolio's current allocation, relative to the current benchmark weights for each sector as well as the portfolio's sectoral allocation when we published our January report. Two observations are noteworthy: The model recommends an overweight allocation to resources; consumer staples; health care; utilities; and real estate, at the expense of industrials; consumer discretionary; financials; technology; and telecom services. These positions are largely in-line with the model's recommendations in January, except for a non-trivial increase in exposure to energy and financials, and a significant reduction in technology and consumer discretionary. The portfolio's reduced exposure to technology and consumer discretionary stocks validate two recent investment recommendations from BCA's China Investment Strategy team: we recommended a long consumer staples / short consumer discretionary trade on November 16,5 and we recommend that investors retain cyclical exposure to investable Chinese stocks while neutralizing exposure to the tech sector on February 15.6 Table 2Our Sector Alpha Portfolio Has Validated Two Of Our Recent Recommendations The Three Pillars Of China's Economy The Three Pillars Of China's Economy Chart 7 highlights another interesting insight from the model, by presenting the beta of the portfolio relative to the investable benchmark alongside the benchmark's performance versus global stocks. First, the chart underscores the limited systemic risk of the portfolio, as the portfolio's beta rarely deviates materially from 1. But more importantly, it appears that the portfolio's beta versus the investable benchmark is somewhat correlated with (and leads) China's performance versus global stocks: Chart 7A Curiously Bullish Signal From ##br##Our Sector Alpha Portfolio A Curiously Bullish Signal From Our Sector Alpha Portfolio A Curiously Bullish Signal From Our Sector Alpha Portfolio Prior to the global financial crisis, the portfolio's beta was above 1 and rising, until early-2007 (preceding the peak in relative performance by about a year). Following the crisis, the portfolio beta steadily declined until late-2014/early-2015, interrupted only by a brief rise back above 1 from 2009-2010. Chinese stock prices steadily underperformed global equities during this period. The portfolio beta rose back to 1 in mid-2015, and stayed flat until early last year. Chinese stocks technically underperformed global stocks during this period, but by a much more modest amount than what occurred on average from 2009 to 2014. In this case, the rise in the portfolio beta in 2015 appeared to correctly signal that a sharply underweight stance towards Chinese stocks was no longer warranted. Finally, the portfolio beta surged rapidly higher last year, in line with a material rise in the relative performance of Chinese stocks. It has fallen modestly since January, but remains at one of the highest levels seen over the past 15 years. Drawing pro-cyclical inferences from the beta characteristics of risk-adjusted performers is a novel approach for BCA's China Investment Strategy service, and for now we regard the results of Chart 7 as a curious signal that warrants further examination. Still, this bullish sign is consistent with the general resilience of Chinese stocks that we have observed over the past several months, which continues to argue in favor of a high threshold to cut exposure to China within a global equity portfolio. Bottom Line: Recent changes in the BCA China Investable Sector Alpha Portfolio's recommended allocation have validated two of our recent investment recommendations. In addition, the model is providing a curiously bullish signal about the relative performance of Chinese vs global stocks that heightens our reluctance to reduce Chinese equity exposure. An Update On The "Reform Trade" We noted in the aftermath of last November's Communist Party Congress that China was likely to step up its reform efforts in 2018, and make meaningful efforts to: Pare back heavy-polluting industry Hasten the transition of China's economy to "consumer-led" growth7 Halt leveraging in the corporate/financial sector Eliminate corruption and graft As a result of this outlook, we highlighted that the pace of renewed structural reforms would be a key theme to watch this year, in order to ensure that the pursuit of these policies would not unintentionally cause a repeat of the significant slowdown in the economy that occurred in 2014/2015. We presented our framework for monitoring this risk in our November 16 Weekly Report, which was to track an index that we called the BCA China Reform Monitor. The monitor is calculated as an equally-weighted average of four "winner" sectors that outperformed the investable benchmark in the month following the Party Congress relative to an equally-weighted average of the remaining seven sectors. We argued that significant underperformance of "loser" sectors could be a sign that reform intensity has become too burdensome for the economy (and thus a material headwind ex-tech equity performance), and highlighted that we would be watching for signs that our monitor was rising largely due to outright declines in the denominator. Using this framework, Chart 8 suggests that structural reform efforts are ongoing but that investors do not view the current pace of these reforms as overly burdensome for the economy. In particular, panel 2 highlights that recent movements in our Reform Monitor have been driven by fairly steady outperformance of the "winner" sectors, with "loser" sectors simply trending sideways. While it is possible that Chinese policymakers will intensify their efforts to reform the economy over the coming 6-12 months,4 for now our China Reform Monitor continues to support an overweight stance towards Chinese ex-tech stocks vs their global peers. However, given the message of our Reform Monitor, it is somewhat surprising that another of our reform-themed trades has fared so poorly over the past three months. Chart 9 presents the performance of our long investable environmental, social and governance (ESG) leaders / short investable benchmark trade, which was up approximately 4% since inception in late-January but is now down 1.4%. The basis of this trade was to overweight stocks that are best positioned to deliver "sustainable" growth, which we argued would fare well in a reform environment. Does the underperformance of this trade suggest that the reform theme is unlikely to be investment-relevant over the coming year? Chart 8Structural Reforms Not Viewed As ##br##Economically Restrictive By Investors Structural Reforms Not Viewed As Economically Restrictive By Investors Structural Reforms Not Viewed As Economically Restrictive By Investors Chart 9ESG Leaders Should Fare Quite ##br##Well In A Reform Environment ESG Leaders Should Fare Quite Well In A Reform Environment ESG Leaders Should Fare Quite Well In A Reform Environment In our view, the answer is no. First, while the MSCI ESG leaders index maintains roughly similar sector weights as the investable benchmark (which limits the beta risk of the trade), Table 3 highlights that differences do exist. These modest differences in sector allocation do appear to be impacting performance (Chart 10), in particular the underweight allocation to energy stocks (which are outperforming) and the overweight allocation to technology (which has sold off since mid-March). Table 3Sector Allocation Has Impacted The Recent Performance Of China's ESG Leaders The Three Pillars Of China's Economy The Three Pillars Of China's Economy Chart 10Sector Allocation Impacting Recent ##br##Performance Of ESG Leaders Sector Allocation Impacting Recent Performance Of ESG Leaders Sector Allocation Impacting Recent Performance Of ESG Leaders Second, while China made significant gains last year in improving air quality in several major population centers (such as Beijing and Shanghai), these improvements have mostly occurred from a near-hazardous starting point and have simply rendered China's air to be less unhealthy. Even in Beijing, Chart 11 highlights that PM2.5 readings have started to increase again, from a level that only briefly reached "good" quality. In addition, Chart 12 highlights that some of the improvement in air quality last year occurred, at least in part, because China shifted polluting activity from one province to another. This implies that Chinese policymakers will continue to wrestle with improving the country's air quality for some time to come, which in our view continues to favor ESG leaders over the coming year and beyond. Chart 11Some Significant Recent Gains In Air ##br##Quality, But Part Of An Ongoing Battle Some Significant Recent Gains In Air Quality, But Part Of An Ongoing Battle Some Significant Recent Gains In Air Quality, But Part Of An Ongoing Battle Chart 12Air Quality Gains In Some Provinces, At The Expense Of Others The Three Pillars Of China's Economy The Three Pillars Of China's Economy Bottom Line: Our China Reform Monitor signals that investors do not view the current pace of structural reforms as being overly burdensome for the economy. In addition, while Chinese policymakers have made some significant gains in improving China's air quality over the past 18 months, these changes have mostly occurred from a near-hazardous starting point (suggesting that more progress will be needed). As such, we recommend that investors stick with our long ESG leaders / short investable benchmark trade over the coming year. Jonathan LaBerge, CFA, Vice President Special Reports jonathanl@bcaresearch.com 1 Please see Geopolitical Strategy Weekly Report "Inside The Beltway," dated May 2, 2018, available on gps.bcaresearch.com 2 Please see Geopolitical Strategy and China Investment Strategy Special Report "China's "Red Line" In The Trade Talks," dated May 9, 2018, available on cis.bcaresearch.com 3 Please see China Investment Strategy Special Report "The Data Lab: Testing The Predictability Of China's Business Cycle," dated November 30, 2017, available on cis.bcaresearch.com 4 Please see China Investment Strategy Weekly Report "China: A Low-Conviction Overweight," dated May 2, 2018, available on cis.bcaresearch.com 5 Please see China Investment Strategy Weekly Report "Messages From The Market, Post-Party Congress," dated November 16, 2017, available on cis.bcaresearch.com 6 Please see China Investment Strategy Weekly Report "After The Selloff: A View From China," dated February 15, 2018, available on cis.bcaresearch.com 7 Investors should note that BCA's China Investment Strategy service has long been skeptical of calls to shift China's economy to a consumption-driven growth model, because it significantly raises the odds that the country will not be able to escape the middle income trap. For example, please see Please see China Investment Strategy Special Report, "On A Higher Note", dated October 5, 2017, available at cis.bcaresearch.com Cyclical Investment Stance Equity Sector Recommendations

Highlights Despite recent softness in the data, Swedish growth will remain robust over the next 6-12 months, supported by loose monetary conditions and solid export demand. Inflation has climbed back to the Riksbank 2% target, and additional increases are likely over the next 6-12 months. Though debt levels are high, households are relatively healthy given strong wealth, solid disposable income and elevated saving rates. Swedish politics will not substantively impact the markets. If the Moderate Party comes to power, it is unlikely to make significant policy departures from the Social Democrats. Swedish banks' capital levels are elevated, particularly compared to their EU peers. Still, the massive exposure to domestic real estate suggests that banks could not withstand a meaningful decline in house prices. The uninterrupted, long-term surge in Swedish house prices suggests that a bubble has formed. A strong supply-side response has softened prices as of late, but a massive correction is not imminent given robust economic growth and very accommodative monetary policy. Negative interest rates are inconsistent with the robust growth Sweden is experiencing. Going forward, strong growth momentum, rising inflation and a tight labor market will force policymakers to raise rates earlier, and by more, than markets expect. Sweden government debt will underperform global developed market peers over the next 6-12 months. Feature Chart 1Watch What They Do,##BR##Not What They Say Watch What They Do, Not What They Say Watch What They Do, Not What They Say Sweden is a country that has been very frustrating to figure out for investors and analysts alike over the past few years. The economy has been performing very well, with real GDP growth averaging around 3% since 2013, well above the OECD's estimate of potential GDP growth of 2.2%. Over that same period, the unemployment rate has fallen from 8% to 6.5% while inflation has risen from 0% to 2%. These are the types of developments that would normally lead an inflation targeting central bank like the Riksbank to contemplate a tightening of monetary policy. Yet while the Riksbank has been projecting significant increases in policy rates and bond yields every year for the past few years, it has actually delivered additional interest rate cuts, bringing the benchmark repo rate down into negative territory in 2014 and keeping it there to this day (Chart 1). In this Special Report, we examine Sweden's economic backdrop, upcoming elections and the health of the financial system to determine the likely future path of Swedish interest rates. We conclude that investors should not fear an imminent collapse of the Swedish housing bubble or a shock outcome in the September general election. A shift in direction for monetary policy, however, is likely later this year, with the Riksbank set to become more hawkish in response to an economy that no longer requires ultra-loose monetary conditions. This has bearish strategic implications for Swedish fixed income, and could finally place a floor under the beleaguered krona. Economy: Sustained Growth Outweighs Potential Risks After experiencing slowing growth momentum in 2016, Sweden's economy made a solid recovery in 2017. Real GDP growth came in at 3.3% on a year-over-year basis in Q4/2017, following on the strong prints earlier in the year. The Riksbank believes that GDP growth will slow slightly in 2018 due to some softening in consumer spending and business investment. However, real consumption has remained resilient and should be supported by the continued recovery in wages. Capital spending has also been robust and industrial confidence remains in an uptrend. While both the OECD leading economic indicator and manufacturing PMI have pulled back in recent months, both are coming off elevated levels. The PMI remains well above the 50 line, suggesting that strong growth momentum remains intact (Chart 2). The National Institute of Economic Research's economic tendency survey bounced back in April on the back of manufacturing and construction strength, with readings for the survey having been above 100 (signifying growth stronger than normal) every month since April 2015. One important factor helping support above-trend growth is fiscal policy, which has become modestly stimulative after two years of major fiscal drag in 2015 and 2016. As an export-oriented country, Sweden is highly levered to the state of the global economy. Export growth remains supported by continued strong global activity, low unit labor costs and recent krona weakness. Real exports expanded at a 4.7% rate (year-over-year) at the end of 2017 and the outlook is bright given firming growth in Sweden's largest export partners and the considerable depreciation of the krona. This is confirmed by our export model, which is signaling a pickup in export growth through the rest of the year before moderating slightly in 2019 (Chart 3). Chart 2Swedish Growth Cooling Off A Bit,##BR##But Remains Strong Swedish Growth Cooling Off A Bit, But Remains Strong Swedish Growth Cooling Off A Bit, But Remains Strong Chart 3Export Growth##BR##Will Remain Solid Export Growth Will Remain Solid Export Growth Will Remain Solid Healthy employment growth has driven Sweden's unemployment rate to 6.5%, more than one full percentage point below the OECD's estimate of the full-employment NAIRU1 rate (Chart 4). The spread between the two (the unemployment gap) has not been this low in nearly two decades. During the last period when unemployment was below NAIRU in 2007-08, wage growth surged to over 4%. However, Swedish wage growth has been subdued following the 2008 financial crisis, has been the case in most developed countries, even as unemployment continues to fall. Currently, annual growth in average hourly earnings is now displaying positive upward momentum, both in nominal terms (+2.5%) and, even more importantly for consumer spending, in real terms (+0.9%). A tightening labor market will support additional wage increases in the coming months. Importantly, Swedish wages are also influenced by wages in countries that are export competitors. For example, they have closely tracked German wages in recent years. The strong wage increases coming out of the latest round of German labor union negotiations is therefore a positive sign for Swedish wage growth.2 In addition, there is scope for more improvement as the unemployment rate is still above its pre-crisis level. Sweden has experienced a large inflow of immigration over the last decade and the unemployment rate for non-EU-born residents is approximately four times higher than the national figure. The government is stressing education and skill-building programs to address this issue and speed up the integration process. To the extent that these programs are successful, there is scope for a decline in the immigrant unemployment rate that can pull the overall national unemployment rate even lower - as long as the economy continues to expand and the demand for labor remains robust. A rising trend in domestic price pressures from the labor market can extend the recent uptrend in Swedish inflation. Inflation has been steadily rising since the deflation scare at the end of 2013, driven by consistent above-trend economic growth which has soaked up all spare capacity in the Swedish economy (Chart 5). The latest print on headline CPI inflation was 1.9%, while CPIF inflation (the Riksbank's preferred measure that is measured with fixed interest rates) sits right at the central bank's 2% target. Market-based inflation expectations have eased a bit on the year, though most survey-based measures have remained firm. Chart 4Wage Pressures Intensifying Wage Pressures Intensifying Wage Pressures Intensifying Chart 5Inflation Back To Target, May Not Stop There Inflation Back To Target, May Not Stop There Inflation Back To Target, May Not Stop There Rising oil prices have lifted inflation and BCA's commodity strategists believe that there is some additional upside given high demand and declining inventories, suggesting additional inflationary pressure ahead. In addition, even though core prices have historically been weak in the summer months, our Swedish core CPI model suggests that inflationary pressures will continue to build over the next six months, primarily due to booming resource utilization (bottom panel). Additionally, inflation should remain supported by a weaker krona, which has declined 8.5% year-to-date despite robust domestic fundamentals. The real trade-weighted index (TWI) peaked in 2017 and is now at a post-crisis low. These depressed levels suggest the currency can rise without derailing export growth. Going forward, the Riksbank expects the krona to gradually appreciate, based on projections from the April 2018 Monetary Policy Report (MPR).3 However, the currency has closely tracked the real policy rate (Chart 6) and thus could continue to fall below the Riksbank's projected path if our base case scenario of inflation rising further before the Riksbank starts hiking rates plays out - providing an additional boost to inflation from an even weaker krona. While the cyclical economic story in Sweden still looks solid, there remains a significant potential structural headwind in the form of high household debt. Mortgage borrowing has propelled the debt-to-income ratio to over 180% and the debt-to-GDP ratio to over 80%, making Swedish households some of the most indebted in the developed world (Chart 7). The Riksbank projects that debt-to-income will reach 190% by 2021 and its financial vulnerability indicator is at a post-crisis high. While we are certainly not understating the risks associated with such a massive debt load, we do not view this as an imminent threat to the economy. Chart 6VERY Loose Monetary Conditions##BR##In Sweden VERY Loose Monetary Conditions In Sweden VERY Loose Monetary Conditions In Sweden Chart 7Swedish Households Can##BR##Manage High Debt Swedish Households Can Manage High Debt Swedish Households Can Manage High Debt Swedish households' financial situation is better than it appears, with wealth three times larger than liabilities. Additionally, disposable income, which suffers under Sweden's high tax rates, should receive a boost this year from the increase in child allowance and lower taxes on pensioners. Importantly, the Swedish personal saving rate has been trending upward since the financial crisis and currently is one of the highest in the developed world at 9.6%. In addition, while about 70% of Swedish mortgages are variable rate, consumers are prepared for higher interest rates. Survey data shows household expectations on rates are in line with the National Institute of Economic Research's forecast. Outside of a negative growth shock or a substantial and rapid rise in interest rates, which is not our base case, Swedish high household debt levels should not pose a risk to the current economic expansion. Bottom Line: Despite recent softness in the data, Swedish growth will remain robust over the next 6-12 months, supported by loose monetary conditions and solid export demand. Inflation has climbed back to the Riksbank 2% target, and additional increases are likely over the next 6-12 months. Though debt levels are high, households are relatively healthy given strong wealth and elevated saving rates. Politics: Moderating On All Fronts Sweden has become something of a poster child for a country where immigration policy has become unhinged. In the U.S., Sweden's struggle to integrate recent arrivals, particularly its large asylum population, is a frequent feature on right-wing news channels and websites. The narrative is that Sweden is overrun with migrants and that, as a result, anti-establishment and populist parties will be successful in the upcoming elections on September 9th. This view is based on some objective truths. First, Sweden genuinely does struggle to integrate migrants. As BCA's Chief Global Strategist, Peter Berezin, has showed, Sweden is one of the worst performers when it comes to integrating immigrants into its labor force (Chart 8) and in educational attainment (Chart 9).4 Peter posits that the likely culprit is the country's generous welfare state, which discourages migrants from participating in the labor force and perhaps creates a self-selection process where migrants and asylum seekers looking to enter Sweden are those most likely to abuse its generous public support system.5 Chart 8Immigrants Have Trouble##BR##Integrating Into The Labor Force Sweden: The Riksbank Cannot Kick The Can Down The Road Anymore Sweden: The Riksbank Cannot Kick The Can Down The Road Anymore Chart 9Immigrants Have Trouble##BR##In Swedish Education Sweden: The Riksbank Cannot Kick The Can Down The Road Anymore Sweden: The Riksbank Cannot Kick The Can Down The Road Anymore Second, the country's premier populist party - the Sweden Democrats - is relatively successful in the European context. Its ardently anti-immigrant policy has helped the party go from just 2.9% of the vote in 2006, to 12.9% in 2014. For much of 2017, Sweden Democrats have polled as the second most popular party in the country, behind the ruling Social Democrats (Chart 10). Chart 10Anti-Establishment Party Polling Well Anti-Establishment Party Polling Well Anti-Establishment Party Polling Well At the same time, the pessimistic narrative is old news and misses the big picture. In Europe, the anti-establishment parties are moving to the center on investment-relevant matters - such as EU integration - while the establishment parties are adopting the populist narratives on immigration. BCA's Geopolitical Strategy described this process in a recent Special Report that outlined how political pluralism - as opposed to the party duopoly present in the U.S. - encourages such a political migration to the center.6 Sweden is a dramatic case of increasing political pluralism. As such, its political evolution is relevant to the thesis that investors should not fear pluralism because the anti-establishment will migrate to the center while the establishment adopts anti-immigrant rhetoric. This is precisely what has been happening in Sweden for the past six months. First, the ruling Social Democrats - traditionally proponents of migration in the country - have called for tougher rules on labor migration, a major departure from party orthodoxy. Second, Sweden Democrats have seen an exodus of right-wing members, including the former leader, as the party moves to the middle ground on all non-immigration-related issues. This opens up the possibility for Sweden Democrats to join the pro-business Moderate Party in a coalition deal after the election. Should investors fear the upcoming election? Our high conviction view is no. There are three general conclusions we would make regarding the election: Anti-asylum policies will accelerate. All parties are becoming more anti-immigrant in Sweden as the public turns against the country's liberal asylum policies. This is somewhat irrelevant, however, as the influx of asylum seekers into Europe has already dramatically slowed due to better border enforcement policies by the EU (Chart 11). Meanwhile, the pace of migration to Sweden from other EU countries will not moderate, given that the country is part of the continental Labor Market. This is important as EU migrants make up 32% of total migrants into Sweden and tend to be more highly educated and much better at participating in the labor market. Euroskepticism is irrelevant: There is absolutely no support for exiting the EU, with Swedes among the most ardent supporters of remaining in the bloc. Less than a third of Swedes are optimistic about a life outside the EU, for example (Chart 12). As such, the pace of migration will only moderate in so far as the country accepts less refugees going forward. There will be no break with the EU Labor Market and no "Swexit" referendum on the investable time horizon. Chart 11Asylum Flows Are Slowing Asylum Flows Are Slowing Asylum Flows Are Slowing Chart 12Swedes Are Europhiles Swedes Are Europhiles Swedes Are Europhiles The Moderate Party is not a panacea: The pro-business, center-right, Moderate Party is often seen as a panacea for investors. It is true that the party's rise to power, in 1991, coincided with a severe financial crisis and that it was under its leadership that reform efforts began in earnest. However, the Social Democrats already initiated reforms ahead of their 1991 loss and accelerated structural changes well past Moderate Party rule, which ended in 1994. Some of the deepest cuts to the country's social welfare programs were in fact undertaken under Prime Minister Göran Persson, who was either the finance or prime minister between 1994 and 2006. Bottom Line: Swedish politics will not substantively impact the markets. Sweden Democrats are shifting to the center on non-immigration issues. Meanwhile, moderate parties are becoming more anti-immigrant. While there are no risks, we would also not expect major tailwinds. If the Moderate Party comes to power, it is unlikely to make significant policy departures from the Social Democrats. Banks: In Good Shape... For Now Chart 13Sweden's Banks Are In Excellent Shape Sweden's Banks Are In Excellent Shape Sweden's Banks Are In Excellent Shape Swedish banks have been generating solid earnings growth, far outpacing their EU peers, as net interest margins are at multi-year highs and funding costs are low (Chart 13). Solid domestic economic growth has helped boost lending volumes. Non-performing loans have been in a downtrend since 2010 and have stabilized at very low levels. While we expect lending volumes to stay strong and defaults to remain low over the medium term given robust economic growth, we are more cautious on the earnings front. Our base case is that the Riksbank will finally embark on the beginning of a monetary tightening cycle at the end of 2018, and banks will likely struggle to maintain the current solid pace of earnings growth with a policy-driven flattening of the Swedish yield curve. Sweden has stricter capital requirements than their EU peers and, as such, the banks are far better capitalized. Both the aggregate Liquidity Coverage Ratio, a measure of short-term liquidity resilience, and the Net Stable Funding ratio are above Basel Committee requirements and have steadily increased over the past few quarters. The ratio of bank equity to risk-weighted assets paints an overly sanguine picture given that banks use internal models to calculate risk weights and are likely underestimating the risk associated with their massive mortgage exposure. Still, our preferred metric, the ratio of tangible equity to tangible assets, has remained firmly at elevated levels. Sweden's banking system has long been dominated by four major banks (Nordea, SEB, Svenska Handelsbanken and Swedbank). However, Nordea, Sweden's only global systemically important bank, is planning to move its headquarters to Finland later this year. The move will drastically reduce the size of Sweden's national bank assets from 400% of GDP to just under 300%. Nordea has clashed with Sweden's government over higher taxes and increased regulation and the relocation is projected to save €1.1 billion over the long run. Importantly, Nordea will be overseen by the European Banking Union. Overall, we believe this lowers the risk to the Swedish banking system given the reduction in banking assets. More importantly, Swedish authorities will no longer be financially responsible for future problems that could develop at Nordea. Bottom Line: Swedish bank earnings growth has been solid, but will come under pressure once the Riksbank begins to raise rates this year. Capital levels are elevated, particularly compared to their EU peers. Still, the massive exposure to domestic real estate suggests that banks could not withstand a sharp or prolonged decline in house prices. Housing: The Beginning Of The End? House prices in Sweden have been in an uninterrupted, secular uptrend due to low interest rates, robust demand, a structural supply shortage and considerable tax incentives for home ownership. While many of its EU counterparts had significant housing corrections over the last decade, the Swedish market escaped relatively unscathed. In fact, the last meaningful decline was during the 1990s crisis, when house prices fell close to -20%. Chart 14The Overheated Housing Market##BR##Has Cooled Off The Overheated Housing Market Has Cooled Off The Overheated Housing Market Has Cooled Off Swedish authorities believe that the bubbling housing market poses the greatest risk to the Swedish economy, given the sheer magnitude of the uptrend and the Swedish banking sector's massive exposure (Chart 14). Valuation metrics indicate that housing is overvalued and, as such, the current five-month decline has prompted concerns that a meaningful correction may be underway. However, the recent pullback was a result of a strong supply-side response that began in 2013, specifically the construction of tenant-owned apartments. Last year had the most housing starts since 1990. That new supply is still insufficient to meet expected demand, however, and Swedish policymakers are implementing a 22-point plan to both increase and speed up residential construction. Swedish regulators have introduced multiple macroprudential measures over the past few years in order to both cool demand and boost household resilience. These include placing a cap on the size of mortgages (85% of the value of a home), raising banks' risk weight floors7 and multiple adjustments to amortization requirements. Data suggests that these policies have affected consumer behavior by both decreasing the amount of borrowing and causing buyers to purchase less expensive homes. Additionally, the government has recently approved legislation that will boost the ability of the financial regulator (Finansinspektionen) to act in the event of a potential downtown. The policy measures to cool the housing market have been fairly effective, with house prices now down -4.4% on a year-over-year basis (middle panel). However, economic history teaches us that asset bubbles never deflate peacefully. We are concerned over a structural horizon, but we believe that a massive correction is unlikely over the next year. Economic growth will like remain robust and monetary policy is very accommodative. It will take multiple rate hikes before monetary conditions are restrictive, thereby drastically weakening demand and prompting a sustained reversal in the house price uptrend. Bottom Line: The uninterrupted, long-term surge in Swedish house prices suggests that a bubble has formed. A strong supply side response has softened prices as of late, but a massive correction is not imminent given robust economic growth and very accommodative monetary policy. Monetary Policy: Riksbank On Hold, But Not For Long At the most recent monetary policy meeting in late-April, the Riksbank decided to keep the benchmark repo rate at -0.5%, further exercising caution after prematurely raising rates in 2010-2011. The Riksbank acknowledged that economic growth was "strong", but also maintained that inflation was "subdued" and monetary conditions needed to remain stimulative to ensure that inflation would sustainably stay at the 2% target. They revised their projected path for the repo rate downward, with the first hike now only coming at the end of this year. Even after that liftoff, however, the Riksbank plans to continue reinvesting redemptions and coupon payments from its government bond portfolio, accumulated during its quantitative easing program that ended last December, for "some time". Chart 15Our New Riksbank Monitor##BR##Is Calling For Rate Hikes Our New Riksbank Monitor Is Calling For Rate Hikes Our New Riksbank Monitor Is Calling For Rate Hikes In recent years, the Riksbank has moved the repo rate alongside the ECB's policy rate, in order to protect export competitiveness by preventing an unwanted appreciation of the krona. However, the fundamentals do not justify this. Inflation is in a clear uptrend and has recovered to the Riksbank's target, while euro area inflation is still well below the ECB's target. Additionally, Swedish growth has been outpacing that of the euro area, and relative leading indicators suggest this will continue. While the ECB continues to emphasize that it has no plans to raise interest rates anytime soon, it is now far more difficult for the Riksbank to justify keeping its policy rates below zero as the ECB is doing. It is one thing to have negative interest rates and a cheap currency when there is plenty of economic slack and inflation is well below target. It is quite another to have those same loose policy settings when the output gap is closed, labor markets are at full employment and inflation is at target. This can be seen by the reading from our new Riksbank Central Bank Monitor (Chart 15). The BCA Central Bank Monitors are composite indicators designed to measure cyclical growth and inflation pressures that can influence future monetary policy decisions. A reading above zero indicates that policymakers are facing pressures to raise interest rates. We have Monitors for most developed markets, but we had not yet built the indicator for Sweden. Currently, the Riksbank Monitor is in "tight money required" territory, as it has been since late-2015. Though the Monitor has been primarily being driven upward by the growth component, the inflation component is also above the zero line. Forward interest rate pricing in the Swedish Overnight Index Swap (OIS) curve indicates that markets are not expecting the Riksbank to begin hiking rates until July 2019. Only 95bps of hikes are priced by March 2020, suggesting that the market expects a very moderate start to the tightening cycle once it begins. Given the still-positive growth and inflation backdrop, we expect that the Riksbank will begin to hike earlier - likely by year-end as currently projected by the central bank - and by more than currently discounted by markets. Bottom Line: Negative interest rates are inconsistent with a robust Swedish economy that is operating with no spare capacity. Going forward, strong growth momentum, rising inflation and a tight labor market will force policymakers to raise rates earlier, and by more, than markets expect. Investment Implications With the market not priced for the move in Riksbank monetary policy that we expect, investors can position for that shift through the following recommended positions (Chart 16): Chart 16How To Position For##BR##Higher Swedish Interest Rates How To Position For Higher Swedish Interest Rates How To Position For Higher Swedish Interest Rates Underweight Swedish bonds within a global hedged fixed income portfolio. Swedish government debt has been a star performer since the beginning of 2017, outperforming the Barclays Global Treasury Index by 101bps (currency-hedged into U.S. dollars). Global yields have risen over that period while Swedish yields have remained fairly flat. This trend is unlikely to continue, moving forward. The Riksbank ended the net new bond purchases in its quantitative easing program last December, removing a powerful tailwind for Swedish debt performance. If the Riksbank begins to hike rates by year-end, as it is projecting and we expect, then interest rate convergence will begin to undermine the ability for Sweden to continue its impressive run of fixed income outperformance. Enter a Sweden 2-year/10-year government bond yield curve flattener. As the Riksbank begins to shift to a more hawkish tone over the coming months, markets will begin to reprice not only the level of Swedish interest rates but the shape of the Swedish yield curve. That means not only higher bond yields but a flatter curve, as too few rate hikes are currently priced at the short-end. Growth is robust, inflation is at target and the unemployment rate is well below NAIRU. With their mandates met, the Riksbank will be forced to act more aggressively. Importantly, there is no flattening currently priced into the Swedish bond forward curve, thus there is no negative carry associated with putting on a flattener now. Short 2-year Sweden government bonds vs. 2-year German government bonds. The yield spread between the Swedish and German 2-year yield is only 5bps, well below its long-run average of 27bps. Relative fundamentals suggest that the Riksbank will no longer be able to shadow the actions of the ECB (negative policy rates) as it has over the past few years. Growth in Sweden is likely to outpace that of the euro area once again in 2018. Swedish inflation is already at the Riksbank target while euro area inflation continues to undershoot the ECB benchmark. Also, the currencies have moved in opposite directions since 2017, with the Euro Area trade-weighted index (TWI) rising by 7% and Sweden TWI falling by 6%, suggesting that Sweden can better handle tighter monetary policy. With the ECB signaling that it is in no hurry to begin raising interest rates (even after it ends its asset purchase program at the end of the year, as we expect), policy rate differentials will drive the 2-year Sweden-Germany spread wider over the next 12-18 months, with no spread move currently priced into the forwards. Patrick Trinh, Associate Editor patrick@bcaresearch.com Robert Robis, Senior Vice President Global Fixed Income Strategy rrobis@bcaresearch.com Ray Park, Research Analyst ray@bcaresearch.com Marko Papic, Senior Vice President Chief Geopolitical Strategist marko@bcaresearch.com 1 Non-Accelerating Inflation Rate Of Unemployment 2 https://www.reuters.com/article/us-germany-wages/german-pay-deal-heralds-end-of-wage-restraint-in-europes-largest-economy-idUSKBN1FP0PD 3 https://www.riksbank.se/globalassets/media/rapporter/ppr/engelska/2018/180426/monetary-policy-report-april-2018 4 Please see BCA Global Investment Strategy Special Report, "The Future Of Western Democracy: Back To Blood," dated November 18, 2016, available at gis.bcaresearch.com. 5 Please see BCA Global Investment Strategy Special Report, "The End Of Europe's Welfare State," dated June 26, 2015, available at gis.bcaresearch.com. 6 Please see BCA Geopolitical Strategy Weekly Report, "Should Investors Fear Political Plurality," dated November 29, 2017, available at gps.bcaresearch.com. 7 25% of the value of a mortgage loan must be included when banks calculate their required regulatory risk-weighted capital levels.

Highlights BCA's call is that the robust labor market will boost wages and incomes, and insulate the consumer from rising energy costs and interest rates. Residential investment will add to GDP growth this year and support housing-related investments. Q1 results for S&P 500 earnings and revenues are exceeding raised expectations amid increase in tariff talk. Feature Last Friday's employment report shows a strong U.S. labor market with moderate wage pressures. The Fed can continue with a leisurely pace of rate hikes, which do not disrupt risk assets. The U.S. economy added 164,000 of net new jobs in April. Taking into account the 30,000 upward revision to the prior months, the increase in payrolls was in line with the consensus forecast of 195,000. With the 3-month moving average at 208,000 the pace of jobs growth is running comfortably above the trend growth in the labor force. This is reflected in the unemployment rate dropping from 4.1% to a new cyclical low of 3.9%. The jobless rate is nearing the 3.8% low seen during the height of the tech bubble in 2000. Even though the pace of jobs growth is strong and the unemployment rate is probing new lows, wage gains remain moderate. Average hourly earnings increased by just 0.1% m/m in April. Moreover, last month's gain was revised down to 0.2% m/m from an initially reported 0.3% m/m. As a consequence, the annual rate of wage inflation has slowed slightly to 2.6% from a recent high of 2.8% in January. The underlying trend in wage inflation is higher, but it is fairly shallow (Chart 1). The April employment report is "Goldilocks" for U.S. equities. The labor market is strong and the economy is growing about 3%. With modest wage and inflation pressures, there is no need for the Fed to turn more aggressive to cool a rapidly overheating economy. The modest trajectory of Fed rate hikes alongside modest income gains and stout consumer balance sheets will insulate the largest segment of the economy from higher interest payments and rising gasoline costs. Residential construction will also benefit from a gradual central bank, and housing-related assets are poised to outperform. Corporate profits can also continue to grow while the Fed maintains a gradual pace of rate hikes. The Q1 earnings and revenue reports for S&P 500 firms are outstanding. BCA's call is that the robust labor market will boost wages and incomes, and insulate the consumer from rising energy costs and interest rates. As we stated in our report on April 2,1 conditions that crushed the consumer ahead of the 2007-2008 recession are not in place and will not be for some time. Chart 2 shows that at 41.8%, household purchases of essentials as a percentage of disposable income are near all-time lows and have dropped by more than 1% since early 2013. In contrast, spending on necessities rose by a record 3% in the five years ending 2008. This matches levels reached at the end of the 1980s when interest rates, inflation and oil prices all soared. Wrenching consumer-driven economic downturns ensued after both episodes. Chart 1Another Goldilocks##BR##Jobs Report For U.S. Risk Assets Another Goldilocks Jobs Report For U.S. Risk Assets Another Goldilocks Jobs Report For U.S. Risk Assets Chart 2Consumer Is Not Stressed##BR##Despite Higher Energy Costs Consumer Is Not Stressed Despite Higher Energy Costs Consumer Is Not Stressed Despite Higher Energy Costs While investors remain concerned that rising rates and higher energy costs could derail the consumer and slow the economy, we take a different view. Energy represents 3.8% of consumers' spending on essentials while interest costs account for 15.9%. BCA expects that the Fed will continue to raise rates gradually in the next 12 months, in lockstep with the market's stance. However, we anticipate that the Fed will be more aggressive from mid-2019 through mid-2020 as inflation moves beyond the Fed's 2% target. BCA's U.S. Bond Strategy service notes that if we assume that the equilibrium fed funds rate is approximately 3%, then the cyclical peak for the 10-year Treasury yield will occur between 3.35% and 3.52%,2 roughly 35 to 50 bps higher than current levels. In previous research, we stated that a modest rise in rates would not be a burden on consumers.3 BCA's Commodity & Energy Strategy team forecasts that West Texas Intermediate oil prices will average $70/bbl. in 2018 and $64/bbl. in 2019. However, it also notes that tight balances in global oil make it likely those numbers will make excursions to $80/bbl.4 If production in Venezuela deteriorates more than expected or the supply in Iran or Libya is compromised, then oil could move beyond $80/bbl and, depending on the supply disruptions, to $90/bbl. Chart 3 shows that the consumer can easily withstand a rise in oil prices to $90/bbl. BCA's assumption is that natural gas and electricity prices will remain at current readings. Chart 3U.S. Consumer Is Well Insulated From Rising Energy Costs U.S. Consumer Is Well Insulated From Rising Energy Costs U.S. Consumer Is Well Insulated From Rising Energy Costs Bottom Line: Tighter labor markets and rising incomes will overcome rising interest rates and higher oil prices, and allow consumers to contribute to above-trend GDP growth. We see gradual upturns ahead for both oil prices and interest rates, but nothing so significant to trigger the collapse of consumer spending. Housing and housing-related assets will also flourish in the next year. Housing-Related Assets: An Update Residential investment will add to GDP growth this year and support housing-related investments. Chart 4 shows that housing in this cycle lagged previous slow-burn recoveries5 by a wide margin. Inventories of new and existing homes are near all-time lows, and the homeownership rate has turned higher alongside incomes and household formation (Chart 5). BCA's view is that escalating mortgage rates are not an impediment to housing construction. Nonetheless, housing did not contribute to economic growth in Q1 2018, but it did add 0.46% to real GDP in Q4 2017 as construction activity surged following last summer's hurricanes in Florida and Texas. Chart 4Residential Investment's Share##BR##Of GDP Has Lagged Prior Long Cycles Residential Investment's Share Of GDP Has Lagged Prior Long Cycles Residential Investment's Share Of GDP Has Lagged Prior Long Cycles Chart 5Solid Housing##BR##Fundamentals In Place Solid Housing Fundamentals In Place Solid Housing Fundamentals In Place Chart 6 estimates the remaining pent-up demand for housing, based on the deviation from its 1990-2007 trend in the ratio of the number of households to the total population. A closing of the gap implies an extra 1.35 million housing units. The equilibrium number of housing starts that cover underlying population growth, plus the units lost to scrappage, is estimated at about 1.4 million annually. If the household formation 'catch up' fully occurs in the next two years, which would add another 675,000 units per year, then total demand could be close to 2 million in each of the next two years. This compares with March's housing starts of 1.3 million. Clearly, this is an aggressive forecast, and we doubt starts will advance at this pace in the next few years, but it does suggest that housing construction is likely to perk up. Chart 6A Catch-Up Housing Construction##BR##Will Occur If This Gap Closes A Catch-Up Housing Construction Will Occur If This Gap Closes A Catch-Up Housing Construction Will Occur If This Gap Closes The above analysis suggests that residential investment will contribute to GDP growth this year and next. There are favorable implications for housing-related financial assets. We originally examined the implications of a rebound in residential construction activity in 2012.6 Our approach was to test the historical excess return performance of several financial assets as a function of key housing market variables. We concluded that housing-related financial assets were set to outperform their respective benchmarks in a bullish housing scenario in the following year (and beyond). Our original analysis is updated in this report, with a few modifications. First, we examine the relationship between key housing market variables and excess returns of housing-related assets since the onset of the U.S. economic expansion in June 2009, given the structural change in the housing market that occurred following the Great Recession. Secondly, our analysis is based on a more focused set of housing market indicators, given the relatively poor predictive power of new home sales and the months' supply of houses for sale following the crisis period on housing-related asset returns. Table 1 presents the list of housing-related assets that we examined,7 along with the key housing market variables used to forecast excess returns (and whether they were significant predictors in the post-crisis era). The table highlights that most of the variables contain useful information, with the exception of the two noted above, sales of new homes and inventories of unsold homes. The right-most column presents the share of excess returns explained by a composite model of the factors noted as significant for each asset that varies from a low of 14% to a high of 22%. Table 1Important Predictors Of Housing-Related Asset Excess Returns* (June 2009-December 2017) Stressing The Housing And Consumer Sectors Stressing The Housing And Consumer Sectors Charts 7 and 8 present a set of relatively conservative assumptions for the key housing market variables shown in Table 1, based on a rise in housing starts only modestly above the scrappage rate referred to in the previous section. We assume that house price appreciation and housing affordability are moderate due to further rate hikes from the Fed and mounting inflation. We also suppose that the homebuilders' confidence index stays flat, refi applications remain low linked to the uptrend in mortgage rates, and purchase applications rise in conjunction with housing starts. Chart 7A Set Of Conservative Assumptions... A Set Of Conservative Assumptions... A Set Of Conservative Assumptions... Chart 8...For Key Housing Market Variables ...For Key Housing Market Variables ...For Key Housing Market Variables Finally, Table 2 illustrates the predicted excess returns of housing-related assets in the coming 12 months, along with the annualized excess returns in 2017 and, for reference, in the entire sample period. It is important to note that excess returns of corporate bonds are presented relative to duration-matched government bonds, not a speculative- or investment-grade corporate bond aggregate. Table 2Excess Returns Of Housing-Related Assets* (%) Stressing The Housing And Consumer Sectors Stressing The Housing And Consumer Sectors Investors can draw several important conclusions from our analysis: All but one of the housing-related assets are expected to outperform their respective benchmarks in the next year, even given our conservative assumptions about the pace of gains in the housing market. Our model predicts outperformance for the three corporate bond assets (shown in Tables 1 and 2) relative to their respective corporate bond benchmarks, albeit only marginally in the case of investment-grade banks. Moreover, the model projects modest outperformance for agency MBS. With the exception of S&P 500 banks, the model's predicted excess returns are lower in the coming year than they have been on an annualized basis since the onset of the recovery. This highlights that housing-related assets have moved ahead at least some of the expected normalization in the housing market over the next few years. However, a full rise to our equilibrium estimate of 2 million starts during the next two years could potentially lead to an even larger outperformance than the model forecasts. Moreover, Charts 9A and 9B suggest that valuation will not be an impediment to the outperformance of housing-related assets. Chart 9AValuation Won't Be An Impediment... Valuation Won't Be An Impediment... Valuation Won't Be An Impediment... Chart 9B...For Housing Related Assets ...For Housing Related Assets ...For Housing Related Assets Bottom Line: Investors should look to housing-related assets as a source of potential outperformance in 6-12 months. The historical relationship between key housing market variables and the excess returns of these assets implies the latter is set to outperform, even given conservative assumptions about the housing factors. Stunning Results More than 80% of S&P 500 companies have reported Q1 results, and EPS and sales growth are well ahead of consensus expectations at the start of April. Moreover, the counter-trend rally in margins remains in place. We previewed the Q1 2018 S&P 500 earnings season earlier this year.8 82% of companies have released results so far, with 79% beating consensus EPS projections, which is well above the long-term average of 69%. Moreover, 76% have posted Q1 revenues that topped expectations, exceeding the long-term average of 56%. The surprise factor for year-over-year numbers in Q1 stands at a robust 7% for EPS and 1.5% for sales. The earnings surprise reading is well above the long-term average of 5%, while the sales surprise figure is right at the long-term average. Both the earnings and sales surprise figures are even more impressive given that analysts' views of Q1 results increased between the start of Q1 2018 and the actual Q1 reporting season. Analysts' estimates typically move lower as a quarter unfolds, in effect lowering the bar for results. Table 3S&P 500: Q1 2018 Results* Stressing The Housing And Consumer Sectors Stressing The Housing And Consumer Sectors We anticipate the secular mean-reversion of margins to re-assert itself in the S&P data, perhaps beginning in mid-2018. Even so, the results to date suggest that Q1 will be another quarter of margin expansion. Average earnings growth (Q1 2018 versus Q1 2017) is a stunning 26% with revenue growth at 8%. However, on a four-quarter basis, U.S. margins fell slightly in the fourth quarter. Still, they remain high on the back of decent corporate pricing power. Strength in earnings and revenues is broadly based (Table 3). Earnings per share rose in Q1 2018 versus Q1 2017 in all 11 sectors. EPS results are particularly stout in energy (84%), technology (35%), financials (30%), materials (30%) and industrials (25%). The technology, materials, real estate and industrial sectors likewise all experienced substantial sales gains (16%, 13%, 14% and 11% respectively). Excluding energy, S&P 500 profits in Q1 2018 versus Q1 2017 are still vigorous at 24%. BCA's U.S. Equity Strategy service introduced profit models for all 11 S&P 500 sectors in January.9 Optimistic managements have raised the bar significantly for 2018 results in the past few months (Chart 10). On October 1, 2017, before the GOP introduced the tax bill, the bottom-up estimate for the S&P 500's 2018 EPS growth stood at 11%. The assessment grew to 20% at the start of the earnings reporting season in early April. As of May 4, 2018, the figure climbed slightly to 22%. Moreover, the upward revisions are widespread. Calendar year 2018 EPS growth rate estimates in 10 of 11 sectors are higher today than at the start of October 2017. Chart 10High Bar For 2018... But Focus Will Quickly Turn To 2019 High Bar For 2018... But Focus Will Quickly Turn To 2019 High Bar For 2018... But Focus Will Quickly Turn To 2019 While the ebullience is linked to the tax bill, other factors such as solid global growth, a steeper yield curve and higher energy prices are also responsible. The tax bill lowered the corporate tax rate for 2018 and the repatriation holiday provides firms with excess cash. However, U.S. trade policy is a concern in several industries. Chart 11 shows that through April 27, 45 companies cited tariffs in their Q1 earnings calls, a jump from 5 in the Q4 2017 reporting season. The Fed's business and banking contacts mentioned either tariffs or trade policy 44 times in the latest Beige Book (April 18); there were only 3 mentions in the March edition.10 Analysts expect EPS growth to slow significantly in 2019 (9%) from the anticipated 2018 clip, which matches BCA's stance (Chart 12). However, unlike estimates for 2017 and 2018, we anticipate that EPS estimates for 2019 will move lower throughout 2018 and 2019, ahead of a recession in early 2020. Chart 11Plenty Of Tariff Talk##BR##In Q1 Earnings Calls Plenty Of Tariff Talk In Q1 Earnings Calls Plenty Of Tariff Talk In Q1 Earnings Calls Chart 12Strong S&P 500 EPS Growth Ahead,##BR##Will Start To Slow Soon Strong S&P 500 EPS Growth Ahead, Will Start To Slow Soon Strong S&P 500 EPS Growth Ahead, Will Start To Slow Soon Bottom Line: EPS growth is expected to peak at over 20% later this year (4-quarter moving total basis using S&P 500 data) and subsequently decelerate because of a modest margin squeeze as U.S. wage growth picks up (Chart 11). A slowdown in global growth will also crimp profit growth later this year. Incorporating the fiscal stimulus lifted the EPS growth profile relative to our previous forecast. Nonetheless, BCA believes that the earnings backdrop will remain a tailwind for the equity market. The Tax Cut and Job Act raised expectations for 2018 in most sectors and so far, corporate managements have exceeded the lofty projections. However, it may be more difficult to maintain in the second half of 2018. Stay overweight stocks versus bonds. John Canally, CFA, Senior Vice President U.S. Investment Strategy johnc@bcaresearch.com 1 Please see BCA Research's U.S. Investment Strategy Weekly Report, "Has Global Growth Peaked?", published April 2, 2018. Available at usis.bcaresearch.com. 2 Please see BCA Research's U.S. Bond Strategy Weekly Report "A Signal From Gold?", published May 1, 2018. Available at usbs.bcaresearch.com. 3 Please see BCA Research's The Bank Credit Analyst Monthly Report from February 2017. Available at bca.bcaresearch.com. 4 Please see BCA Research's Commodity & Energy Strategy Weekly Report, "Tighter Balances Make Oil Price Excursions To $80/bbl Likely", published April 19, 2018. Available at ces.bcaresearch.com. 5 Please see BCA Research's The Bank Credit Analyst Monthly Report from March 2017. Available at bca.bcaresearch.com. 6 Please see BCA Research's U.S. Investment Strategy Weekly Report," U-3 Or U-6?," published February 13, 2012. Available at usis.bcaresearch.com. 7 Note that we have excluded fixed- and floating-rate home equity loan ABS from our list of housing-related assets because of a lack of data, as well as investment-grade REITs because of a very low degree of return predictability from key indicators of the housing market. 8 Please see BCA Research's U.S. Investment Strategy Weekly Report, "Has Global Growth Peaked?", published April 2, 2018. Available at usis.bcaresearch.com. 9 Please see BCA Research's U.S. Equity Strategy Special Report, "White Paper: Introducing Our U.S. Equity Sector Earnings Models," published January 16, 2018. Available at uses.bcaresearch.com. 10 Please see BCA Research's U.S. Investment Strategy Weekly Report, "Short Term Caution Warranted", published April 23, 2018. Available at usis.bcaresearch.com.

Underweight Real estate stocks are behaving like fixed income proxied equities, given that, by construction, REITs are high dividend yielding. Thus, a tightening monetary backdrop serves as a noose around their necks (top panel). Not only is the Fed slated to raise interest rates two or three more times this year, but FOMC median projections also assume an additional two to three hikes in 2019. At the margin, competing higher yielding risk free assets will eat into demand for REITs. On the operating front, a number of indicators we track are sending an outright bearish signal for the commercial real estate (CRE) sector. The occupancy rate has crested just shy of 90% or 160bps below the previous cycle's peak. Rising vacancies are emblematic of decreasing rents and thus CRE related cash flows (second panel). While CRE credit quality shows no signs of deterioration, at this stage of the cycle and given weak industry profit fundamentals we would caution against extrapolating such good times far into the future (third panel). Adding it all up, our S&P real estate profit growth model does an excellent job encapsulating all of these forces, and it is currently sending an unambiguous sell signal (bottom panel). Bottom Line: Downgrade the niche S&P real estate index to a below benchmark allocation; see yesterday's Weekly Report for more details. DowngREITing DowngREITing

Highlights Portfolio Strategy Expensive valuations leave no room to maneuver in the S&P real estate index that has to contend with a higher interest rate backdrop and deteriorating cash flow growth fundamentals. Trim to underweight. In contrast, capital markets stocks are firing on all cylinders and the return of animal spirits, the capex upcycle, booming M&A activity and a brighter operating backdrop auger well for this highly cyclical financials sub-index. Stay overweight. Recent Changes S&P Real Estate - Downgrade to underweight today. Table 1 Earnings Juggernaut Earnings Juggernaut Feature Equities rebounded in the past two weeks, as earnings took center stage and they delivered beyond expectations. Impressively, the blended Q1 EPS growth rate is running at 20% (versus 18.5% expected on April 1) with roughly 18% of the S&P 500 constituents reporting profit numbers. This earnings validation served as a catalyst for the SPX to briefly reclaim the key 50-day moving average and, most importantly, the Advance/Decline (A/D) line hit fresh all-time highs. Historically, the A/D line and the S&P 500 move hand-in-hand and there is a high chance that the SPX will follow suit in the coming quarters (top panel, Chart 1). Our upbeat cyclical 9-12 month equity market view remains intact, as the odds of a recession are close to nil. Despite fears of a generalized global trade war, global trade volumes have been resilient vaulting to multi-year highs on a short-term rate of change basis (middle panel, Chart 2). While a global growth soft patch cannot be ruled out, as long as manufacturing PMIs can stay above the 50 boom/bust line, synchronized global growth will remain the dominant macro theme. Chart 1New Highs Ahead? New Highs Ahead? New Highs Ahead? Chart 2What Slowdown? What Slowdown? What Slowdown? The IMF concurred in its April, 2018 World Economic Outlook: "The global economic upswing that began around mid-2016 has become broader and stronger. This new World Economic Outlook report projects that advanced economies as a group will continue to expand above their potential growth rates this year and next before decelerating, while growth in emerging market and developing economies will rise before leveling off." 1 The bond market is also not sending a distress signal as very sensitive junk bond spreads have nosedived of late (shown inverted, bottom panel, Chart 1). Under such a backdrop, EPS will continue to shine and underpin stocks (Chart 2). Nevertheless, steeply decelerating money supply growth is slightly disconcerting. This is not only a U.S. only phenomenon, but G7 money supply growth is also losing momentum. Chinese and overall emerging markets money growth numbers are also stuck in a rut (Chart 3). While this could be the precursor to a global growth slowdown, we would expect commodity prices to be the first to sniff it out (Chart 4). Clearly this is not the case as commodities spiked last week. Moreover, keep in mind that money growth tends to peak before recessions and what we are currently observing is likely a typical late cycle phenomenon. We will continue to closely monitor money growth around the globe, as this steep deceleration represents a risk to our sanguine equity market view. This week we are updating our corporate pricing power indicators. Chart 5 shows that our corporate sector pricing power proxy and our diffusion index are holding on to recent gains. On the labor front, the business sector's overall wage inflation and associated diffusion index from the latest BLS employment report ticked lower (fourth panel, Chart 5). Chart 3Money Growth Yellow Flag... Money Growth Yellow Flag... Money Growth Yellow Flag... Chart 4... But Commodities Are Resilient ... But Commodities Are Resilient ... But Commodities Are Resilient Chart 5No Margin Trouble Yet No Margin Trouble Yet No Margin Trouble Yet However, the spread between job switchers and stayers (courtesy of the Atlanta Fed Wage Growth Tracker) suggests that wage inflation should pick up steam in the coming months. While rising pay would eat into profit margins and thus dent profits ceteris paribus, this would be problematic only if businesses failed to lift selling prices in the coming months. We assign low odds to this outcome as domestic (and global) final demand is firm, suggesting that companies will manage to pass on rising input prices either down the supply channel, to the government and/or the consumer. Table 2Industry Group Pricing Power Earnings Juggernaut Earnings Juggernaut Table 2 summarizes the sectorial results. We calculate industry group pricing power from the relevant CPI, PPI, PCE and commodity growth rates for each of the 60 industry groups we track. Table 2 also highlights shorter term pricing power trends and each industry's spread to overall inflation. Chart 6Cyclicals Have The Upper Hand Cyclicals Have The Upper Hand Cyclicals Have The Upper Hand Over 83% of the industries we cover are lifting selling prices, and 45% are doing so at a faster clip than overall inflation. This is a slight improvement compared with our late-January report The number of outright deflating sectors dropped by three to 10 since our last update. Encouragingly, only 7 industries are experiencing a downtrend in selling price inflation, on par with our most recent report. Impressively, deep cyclicals/commodity-related industries continue to dominate the top ranks, occupying the top 7 slots (top panel, Chart 6). Improving global trade dynamics and sustained softness in the greenback are behind the commodity complex's ability to increase prices. In contrast, tech, telecom, autos and airlines populate the bottom ranks of Table 2. In sum, firming corporate sector pricing power will continue to boost sales growth for the rest of the year. Tack on operating leverage kicking into higher gear at this stage of the cycle, especially for the high fixed cost deep cyclical businesses, and still modest wage inflation, and profit margins and EPS growth will remain upbeat. This week we downgrade a niche interest rate-sensitive sector and update our view on a very cyclical financials sub-sector. DowngREITing There are good odds that laggard REITs will suffer the same fate as telecom services and utilities stocks and plumb relative all-time lows, breaching the early 2000s nadir (Chart 7). A higher interest rate backdrop, a key BCA theme for 2018, along with deteriorating profit fundamentals compel us to downgrade the niche S&P real estate sector to an underweight stance. Real estate stocks are behaving like fixed income proxied equities, given that, by construction, REITs are high dividend yielding. Thus, a tightening monetary backdrop serves as a noose around their necks (top panel, Chart 8). Not only is the Fed slated to raise interest rates two or three more times this year, but FOMC median projections also assume an additional two to three hikes in 2019. At the margin, competing higher yielding risk free assets will eat into demand for REITs. On the operating front, a number of indicators we track are sending an outright bearish signal for the commercial real estate (CRE) sector. The occupancy rate has crested just shy of 90% or 160bps below the previous cycle's peak. Rising vacancies are emblematic of decreasing rents and thus CRE related cash flows (middle panel, Chart 8). Chart 7New Lows Looming New Lows Looming New Lows Looming Chart 8Rental Deflation Alert Rental Deflation Alert Rental Deflation Alert Importantly, CRE prices continue to defy gravity and are steeply deviating from our petered out occupancy rate composite (bottom panel, Chart 8). This supply/demand imbalance typically resolves itself via deflating prices. Industry overbuilding explains this disequilibrium, as ZIRP and loose credit standards encouraged a construction boom. Overall non-residential construction is probing all-time highs and multi-family housing starts are expanding close to 400K/annum, a level that has coincided with previous peaks in the CRE market (third & fourth panels, Chart 9). This industry oversupply should weigh heavily on rents especially given the slackening demand backdrop, according to the message from our REITs Demand Indicator (RDI). The softening RDI reading also bodes ill for CRE price inflation (bottom panel, Chart 10). The latest Fed Senior Loan Officer Survey (FSLOS) corroborates that demand for CRE loans is in a steady decline and bankers are not willing extenders of CRE credit, exerting a downward pull on CRE prices (middle panel, Chart 10). Chart 9Rents Are Under Attack Rents Are Under Attack Rents Are Under Attack Chart 10CRE Prices Skating On Thin Ice CRE Prices Skating On Thin Ice CRE Prices Skating On Thin Ice Historically, demand for CRE loans as per the FSLOS has been an excellent leading indicator of actual CRE loan growth, and the current message is grim (second panel, Chart 11). It would be unprecedented for another upleg to take root in the CRE market with the absence of credit growth to fuel such an overshoot phase. Worrisomely, there is no valuation cushion to absorb the plethora of possible CRE mishaps. Cap rates have troughed for the cycle and a rising interest rate backdrop warns that a de-rating in expensive valuations is looming (third panel, Chart 11). While CRE credit quality shows no signs of deterioration, at this stage of the cycle and given weak industry profit fundamentals we would caution against extrapolating such good times far into the future (bottom panel, Chart 11). Adding it all up, our S&P real estate profit growth model does an excellent job encapsulating all of these forces, and it is currently sending an unambiguous sell signal (Chart 12). Chart 11Happy Days Are Over Happy Days Are Over Happy Days Are Over Chart 12Model Says Sell Model Says Sell Model Says Sell Bottom Line: Downgrade the niche S&P real estate index to a below benchmark allocation. Capital Markets: Stay The Bull Course We upgraded capital markets stocks to an above benchmark allocation mid-May last year. Our thesis, recovering overall market top and bottom line growth would prolong the overshoot phase in equities at a time when monetary conditions would stay sufficiently loose, has panned out and this hyper sensitive early-cyclical index has added alpha to our portfolio raising the question: is it time to book profits or are there more gains in store? The short answer is that it is too soon to crystalize gains. This financials sub-index thrives when animal spirits are rising, CEOs embrace an expansionary mindset, and investor risk appetites are healthy. The opposite is also true. We first started exploring the underappreciated global capex upcycle theme in mid-October2 and by late-November it became one of our two core themes for 2018 (rising interest rate backdrop is the other).3 The second panel of Chart 13 shows that capex intentions move in tandem with relative EPS and are pointing toward a profit reacceleration in the coming months. Bankers are also willing extenders of credit, a necessary fuel for the capex upcycle phase, and demand for loans is upbeat as per our commercial loans & leases model. Historically, such a macro backdrop has been a sweet spot for capital markets stocks (Chart 13). Not only business, but investor confidence is also sky high. Junk bond spreads have once again plumbed multi-year lows and even investment grade bond spreads are tight (high-yield spread shown inverted, Chart 1). Corporate bond issuance remains resilient. The Equity Risk Premium has also narrowed by 200bps since the end of the manufacturing recession (shown inverted, top panel, Chart 14), reducing the cost of equity capital. This is fertile ground both for IPOs and secondary stock offerings. Chart 13Solid Foundation Solid Foundation Solid Foundation Chart 14Enticing Operating Backdrop Enticing Operating Backdrop Enticing Operating Backdrop Meanwhile, the return of volatility has caused revenue generating equity trading desks to breathe a huge sigh of relief, as we had posited in early March,4 and this earnings season made abundantly clear. Trading volumes have soared and margin debt continues to climb both in absolute terms and relative to GDP (Chart 14). If volatility stays elevated as the year progresses, as we expect, then more gains are likely for investment bank trading desks. The upshot is that the capital markets' EPS upswing is in the early innings. Another key earnings driver, M&A activity, is booming around the globe. Still sloshing global liquidity with near generationally low interest rates is fueling an M&A spree. In the U.S. alone, M&A has hit a fresh cycle high and is running near $3.1Tn/annum. Even relative to output, M&A has returned to the previous cycle's peak (bottom panel, Chart 14), and is music to the ears of investment bankers. The implication is that a capital markets ROE expansion phase looms (bottom panel, Chart 15). On the operating front, capital markets employment is hyper-cyclical. Investment banks are quick to slash labor costs during a downturn and equally swift to expand headcount in anticipation of good times. Currently, industry payrolls are rising steadily and outpacing overall non-farm payroll growth, and represent a positive backdrop (Chart 16). Chart 15M&A Fever Is Positive... M&A Fever Is Positive... M&A Fever Is Positive... Chart 16...And So Is Rising Headcount ...And So Is Rising Headcount ...And So Is Rising Headcount Sell-side analysts have taken notice and EPS pessimism has violently swung into extreme optimism in the past 18 months. Granted, President Trump's election and tax reform euphoria are part of the slingshot recovery in EPS expectations. However, firming industry-specific EPS growth prospects are also driving analysts' upward revisions (bottom panel, Chart 16). Bottom Line: We recommend an above benchmark allocation in the still compellingly valued S&P investment banks & brokers index. The ticker symbols for the stocks in this index are: BLBG: S5INBK - ETFC, GS, MS, RJF, SCHW. Anastasios Avgeriou, Vice President U.S. Equity Strategy anastasios@bcaresearch.com 1 http://www.imf.org/en/Publications/WEO/Issues/2018/03/20/world-economic-outlook-april-2018 2 Please see BCA U.S. Equity Strategy Special Report, "Top 5 Reasons To Favor Cyclicals Over Defensives," dated October 16, 2017, available at uses.bcaresearch.com. 3 Please see BCA U.S. Equity Strategy Weekly Report, "High-Conviction Calls," dated November 27, 2017, available at uses.bcaresearch.com. 4 Please see BCA U.S. Equity Strategy Special Report, "Top 10 Reasons We still Like Banks," dated March 5, 2018, available at uses.bcaresearch.com. Current Recommendations Current Trades Size And Style Views Favor value over growth Stay neutral small over large caps (downgrade alert)

Markets have been uneasy recently; last month saw the Fed raise rates, combined with language indicating a steeper path for interest rate moves in the coming two years. As of writing, markets are currently assigning a nearly 75% probability of at least two further rate hikes this year alone. However, amidst the Fed's tightening, the government has been embarking on fiscal largess. The recent tax cuts, budget announcements and potential infrastructure bill mean that we have entered a fairly rare period of loose fiscal policy and tight monetary policy; in our October 9th, 2017 Weekly Report, we highlighted seven such periods since the Second World War (shaded in Chart 1). Another two-year period of fiscal easing and tight money is upon us. Bull Markets Don't Die Of Old Age... To complete the adage above, "Bull markets don't die of old age, they are killed by higher interest rates". Thus the focus of roiled markets should be whether tight monetary policy can be offset by loose fiscal policy. In other words, can the government be stimulative enough to cushion the blow from higher interest rates and extend the business cycle? With all seven iterations of simultaneous fiscal easing and monetary tightening noted above resulting in positive stock market returns and the SPX rising by 16% on average, the answer appears to be a resounding yes (Table 1). Chart 1Loose Fiscal Policy Offsets##br## Tight Monetary Conditions Loose Fiscal Policy Offsets Tight Monetary Conditions Loose Fiscal Policy Offsets Tight Monetary Conditions Table 1SPX Returns During Periods Of Loose##br## Fiscal And Tight Monetary Policy Sector Winners & Losers When Fiscal Easing Offsets Monetary Tightening Sector Winners & Losers When Fiscal Easing Offsets Monetary Tightening Further, the infrastructure bill has not yet become part of the fiscal thrust in this current bull market, meaning that there is still dry powder in the stock market's battle against higher rates. Depending on the timing of the infrastructure bill (and the further away, the better for sustaining the equity market blow off phase), there are good odds that this bull market could be the longest in history (Table 2). Using months without an inverted yield curve as an alternative measure, we are already there as the current streak of 131 months beats the 104 month streak of much of the '90s (Chart 2). Table 2Bull Markets Since World War II Sector Winners & Losers When Fiscal Easing Offsets Monetary Tightening Sector Winners & Losers When Fiscal Easing Offsets Monetary Tightening Chart 2Longest Positive Yield Curve Streak In 50 Years Longest Positive Yield Curve Streak In 50 Years Longest Positive Yield Curve Streak In 50 Years Look To Earnings For Direction Our view remains that earnings will have to take up the mantle to drive the SPX higher.1 At this stage in the bull market's life, the SPX is no longer discounting many years of future growth and higher rates weigh on this growth rate. The implication is a forward P/E multiple that should drift sideways to lower leaving profits to do all the heavy lifting and largely explaining the S&P 500's return (bottom panel, Chart 3). Importantly, the combination of synchronized global growth and a soft U.S. dollar underpin EPS. Tack on the effect of tax reform (at least this year) and the 20% and 10% EPS growth rates penciled in by the sell side for 2018 and 2019, respectively, are achievable, barring a recession. Considering that stocks and EPS growth move together (top panel, Chart 3), the path of least resistance is higher still for the SPX. This positive equity backdrop warrants a positioning update. Accordingly, we have analyzed the GICS1 industry groups and their average annualized performance in each of the most recent five periods for which we have data of loose fiscal and tight monetary policy. The results presented in Table 3, however, are nuanced. Chart 3Stocks And EPS Are Joined At The Hip Stocks And EPS Are Joined At The Hip Stocks And EPS Are Joined At The Hip Table 3Sector Relative Performance In Tight Monetary/Loose Fiscal Conditions Sector Winners & Losers When Fiscal Easing Offsets Monetary Tightening Sector Winners & Losers When Fiscal Easing Offsets Monetary Tightening In the left column, our raw data suggests that technology is dominant in the periods we have examined. However, this is skewed by the 1998-99 iteration when this sector went parabolic as the dotcom bubble was inflating, making virtually all other sectors underperform, dramatically in most cases. We have adjusted for this exceptional period in the right column. The adjusted results are telling as cyclicals and positive interest rate sensitive sectors (the S&P financials and energy indexes) are the top performers. Conversely, defensives and negative interest rate sensitive sectors (the S&P utilities and real estate indexes) are the worst performers. Such a result is intuitive; loosening fiscal policy during expansions tends to extend/prolong the business cycle and may also arrive in late/later stages of the cycle where equity returns go parabolic and deep cyclicals roar. In addition, when the Fed raises rates, financials tend to benefit and competing fixed income proxies suffer. Further, there is a positive feedback loop in these actions as loose fiscal policy in good times is typically inflationary, especially when the economy is at full employment, which thus pushes the Fed to continue to or even accelerate its tightening mode. We note that we maintain a preference for cyclicals over defensives in our portfolio, based on our key investment themes for 2018: synchronous global capex growth and rising interest rates. Our analysis here serves to confirm our hypothesis. The purpose of this report is to identify winners and losers in times of easy fiscal and tight money phases, and provide a roadmap of how sector returns may pan out in the coming two year period of fiscal expansion and liquidity withdrawal, if history at least rhymes. Accordingly, what follows is an analysis of the two adjusted top and bottom performers noted above. Chris Bowes, Associate Editor U.S. Equity Strategy chrisb@bcaresearch.com 1 Please see BCA U.S. Equity Strategy Weekly Report, "EPS And 'Nothing Else Matters'," dated December 18, 2017, available at uses.bcaresearch.com. Financials Are A Top Pick Financials benefit from both sides of a monetary tightening/fiscal loosening environment. Rising interest rates are a boon to sector EPS as the increasing price of credit translates directly into top line growth. The higher cost of borrowing should typically result in a slowdown in borrowing and consumption. With fiscal largesse serving to at least offset any natural demand declines, the result should be a banker's dream: simultaneous capital formation and better terms on the existing book of business. The benefits of monetary tightening and fiscal easing are not exclusive to businesses either; such an environment has typically been synonymous with soaring consumer confidence, keeping loan demand high (second panel, Chart 4). Further, low unemployment has historically meant peaking credit quality, implying a margin tailwind to the already-rising top lines of lenders (third panel, Chart 4. Chart 4RS2 Financials Are In A Goldilocks Scenario Financials Are In A Goldilocks Scenario Financials Are In A Goldilocks Scenario As operating cash flows are soaring, it is likely that financials will increasingly embark upon shareholder friendly activities. The GFC saw lenders in particular shore up weakened balance sheets with enormous equity issues; the reversal in fortunes (especially given the record number of banks passing Fed stress tests) will see accelerated equity retirement, yet another benefit to EPS growth. In sum, S&P financials should be a core holding during periods of monetary tightening and fiscal easing, (see appendix, Chart 1A); we reiterate our overweight recommendation on financials and our high-conviction overweight on the key S&P banks sub index. Energy Is Just Getting Warmed Up As noted above, one of BCA's key investment themes for 2018 is synchronized global capex, of which the S&P energy sector is a key beneficiary, at least in part fueled by lower taxes and the upcoming infrastructure bill. Recently, the capital expenditures part of the Dallas Fed manufacturing outlook survey hit its highest level in a decade, and capex intentions in the coming six months are also probing multi-year highs. The overall message is that the budding recovery in energy capital budgets will likely gain steam (second panel, Chart 5). Chart 5Energy Should Benefit From High Capex Energy Should Benefit From High Capex Energy Should Benefit From High Capex Equally importantly, the recovery in the global economy has kept a solid floor underneath oil prices, which are pushing up against 3-year highs (top panel, Chart 5). Pricing power in energy is rising at its fastest pace this decade and (for now) the sector wage bill is continuing to contract (bottom panel, Chart 5), implying not only top line gains but also a much better margin profile. Still, monetary tightening represents a headwind for the sector. Higher interest rates tend to suppress investment demand and support the U.S. dollar which could put downward force on the price of oil. Our analysis suggests the stimulative effects from fiscal easing should more than offset any pressure from monetary tightening (see appendix, Chart 1B). Accordingly, we reiterate our high-conviction overweight recommendation on the S&P energy index. Be Cautious With Utilities We recently upgraded the beaten-down S&P utilities index to a benchmark allocation, based largely on a modest improvement in operating metrics, lifted by BCA's key 2018 capex growth investment theme; expansionary fiscal thrust should only enhance these metrics. Nat gas prices appear to have mostly stabilized and, as the marginal price setter for utilities, should support the nascent turnaround in industry pricing power (second panel, Chart 6). Further, the rebound in electricity production has peaked but remains comfortably in expansionary territory (third panel, Chart 6). Chart 6Higher Rates Offset Better Fundamentals Higher Rates Offset Better Fundamentals Higher Rates Offset Better Fundamentals Notwithstanding the operational positives, we think BCA's key theme of higher interest rates present a hefty offset. Utilities, a high dividend yielding sector, suffer when Treasury bond yields move higher, as competing risk free assets become more appealing (bottom panel, Chart 6). We suspect this fixed income-proxy characteristic is why the S&P utilities sector is historically the worst performer as the Fed is tightening monetary policy (see appendix, Chart 1C). Still, the sector has harshly sold down already and we think the positives and negatives are broadly in balance; we reiterate our neutral recommendation on the S&P utilities index. Real Estate Is Not Immune From Monetary Tightening Much like the S&P utilities index, the S&P real estate sector trades as a fixed income proxy. Accordingly, the anticipated advance in Treasury yields should weigh heavily on REIT prices (top panel, Chart 7), regardless of the underlying fundamentals; fortunately, there is some good news there. Chart 7CRE Prices Are Rising But ##br##How Much Further Can They Go? CRE Prices Are Rising But How Much Further Can They Go? CHART 10 CRE Prices Are Rising But How Much Further Can They Go? CHART 10 Lending standards had been tightening from 2013 until the middle of last year; since then, they have been loosening as fears of a second real estate recession gave way to general economic optimism. Given the tight correlation between lending standards and commercial property prices, a loosening of the former bodes well for the latter (second panel, Chart 7). Still, with commercial real estate prices approaching two standard deviations above the 30-year trend (bottom panel, Chart 7), the longevity of the good times should be questioned. Regardless of the modestly improving industry fundamentals, particularly in the context of the fiscal largesse that will certainly be stimulative, monetary tightening headwinds should at least provide an offset (see appendix, Chart 1D). On balance, we reiterate our neutral recommendation on the S&P real estate index. Appendix Chart 1A CHART 1A CHART 1A Chart 1B CHART 1B CHART 1B Chart 1C CHART 1C CHART 1C Chart 1D CHART 1D CHART 1D

Highlights In China, the central bank and commercial banks conducted outright monetization of real estate inventories, which caused the property markets' recovery post 2015. Despite destocking, aggregate property inventories remain excessive. Elevated inventories, poor affordability, and policy tightening will depress property demand and lead to a contraction in construction activity. Slumping construction, along with a slowdown in infrastructure investment, pose downside risks to China's demand for commodities, materials and industrial goods. This is the main risk to EM stocks and currencies and the primary reason we maintain our negative stance on EM risk assets. Continue shorting Chinese property developers stocks versus U.S. homebuilders. Feature With a flurry of policy tightening directed at the real estate market in the past year, property demand in China has weakened. The latter typically leads property starts and real estate investment, and is coincident with real estate prices (Chart I-1). Is China entering another property downturn, and if so will it be shallow, or severe? Answers to these questions are important not only for Chinese stocks, but also for China-plays throughout the rest of the world. To shed light on this issue, this week we re-examine how large the imbalances in the Chinese real estate market actually are - with respect to both affordability and supply (the stock of housing and inventories). We also discuss policy objectives and investment implications. Proper Measures Of Inventories And Housing Stock Both purchases and prices of Chinese residential properties surged between 2015 and 2017, when the authorities implemented a property de-stocking policy. As a result, housing inventories declined significantly. Does this mean that one of the major imbalances, namely swelling inventories, has been eliminated? If imbalances, namely inventories and prices, in a property market are very minor, one can expect an ensuing adjustment to be benign. Conversely, if imbalances are large, it is reasonable to bet on a meaningful property market downturn. With respect to China's real estate inventory levels, data from the National Bureau of Statistics (NBS) which many analysts follow, indicates inventories of residential buildings have indeed declined, with a significant 33% drop in residential vacant floor space for sale (Chart I-2). The term "vacant" is used by the data provider to denote the floor space completed but not sold. Clearly, China's de-stocking strategy since 2015 has worked well. Chart I-1China: Real Estate Is Slowing Down China: Real Estate Is Slowing Down China: Real Estate Is Slowing Down Chart I-2Property Developers' Inventories: ##br##Completed But Not Sold Property Developers' Inventories: Completed But Not Sold Property Developers' Inventories: Completed But Not Sold However, data from the NBS on vacant space for sale is not all-encompassing. First, it includes only commodity buildings - i.e., those developed by real estate developers - and does not include buildings built by non-real estate developers. For example, companies, universities, organizations and even a group of individuals can construct both residential and non-residential buildings for their own use. Commodity buildings are just a small subset of total constructed buildings in China. According to NBS data, residential buildings by property developers account for only 26% of total constructed residential buildings in terms of floor space area completed. In brief, the inventory data that the majority of analysts use covers only a part of property construction (Figure I-1). Figure I-1The Breakdown Of Residential ##br##Real Estate Inventory China Real Estate: A Never-Bursting Bubble? China Real Estate: A Never-Bursting Bubble? Second, the vacant floor space data - shown in Chart I-2 and used by many analysts - only measures commodity buildings that have been completed but not sold. It does not account for those units that are under construction and have not been sold. The latter should also be counted as inventory because in China both residential and non-residential properties can be sold even when they are in the construction phase. Unlike advanced economies, in China the housing market is by far dominated by new construction. In particular, about 80% of residential commodity floor space sold are properties that are still under construction. This is drastically different from real estate markets in the U.S. and other developed countries, where the secondary housing market is a major source of supply. Given the above,1 we propose several alternative measures that aim to more accurately reflect the real picture of Chinese property inventory. Real Estate Inventory To capture the flow of the entire residential property supply in China, we calculate the difference between cumulative floor space started and cumulative floor space sold over the period of 1995-2017. This produces a new measure of total space not yet sold (i.e., available for sale), which includes areas both under construction and completed. This is a much more comprehensive measure of the total inventory than other commonly used measures. It is important to note that this measure takes into account both types of floor space available for sale: under construction and completed. The top panel of Chart I-3 illustrates that our derived measure of residential inventory - cumulative floor space started minus cumulative floor space sold - currently stands at 2.5 billion square meters or 27 billion square feet. This is about eight times greater than the NBS measure of vacant floor space - completed by property developers but not sold, which presently amounts to only 0.3 billion square meters or 3.23 billion square feet. On the bottom panel of Chart I-3, we estimate how many months of sales it will take to clear this housing inventory. Our findings reveal that even though our new inventory measure for the residential sector has fallen sharply due to the de-stocking policy, it still takes 22 months of last year sales to clear it. This is much higher than the completed by property developers but unsold vacant space, which presently stands at 2.5 months of last year sales. Provided that (1) most housing for sale in China is new construction, and (2) it can be sold at any stage of the construction cycle, we believe our new estimate of residential inventory that is equal to 22 months of last year sales is a more accurate reflection of reality. We computed a similar measure of inventory for non-residential properties that includes malls, offices, and warehouses. The top panel of Chart I-4 shows that the proper inventory levels for the non-residential sector have kept rising to new record highs in absolute terms. Relative to floor space sold last year, inventories still stand at 170 months of sales (Chart I-4, bottom panel). Chart I-3Our Measure Of Residential Inventories: ##br##Floor Space Available For Sale Our Measure Of Residential Inventories: Floor Space Available For Sale Our Measure Of Residential Inventories: Floor Space Available For Sale Chart I-4Our Measure Of Non-Residential Inventories: ##br##Floor Space Available For Sale Our Measure Of Non-Residential Inventories: Floor Space Available For Sale Our Measure Of Non-Residential Inventories: Floor Space Available For Sale Clearly, China's non-residential markets still carry excessive inventories. It would be misleading to use completed but unsold data for the non-residential sector, which accounts for roughly 14 months of sales. Similar to the residential commodity buildings market, about 65% of non-residential commodity buildings sold are those that are still under construction. In short, despite the decline from 2015's exceptionally high levels, inventories for both residential and commercial properties are still extremely elevated. Furthermore, the inventory-to-sales ratio is not a good indicator for the property market outlook because it is heavily influenced by sales. When sales - the denominator of this ratio - are weak, this inventory ratio is high, and vice versa. In particular, this ratio has been a poor indicator for the property market in China, where sales of properties have been deeply influenced by government policies. Whenever sales dropped and this ratio surged, the authorities would begin easing policies, spurring sales to rise and allowing the market - prices, floor space starts and construction - to recover. As a final note, these inventory data show floor space built by property developers only. Stock Of Housing The measure of per-capita living space gauges the existing stock of housing. Hence, it is a structural measure. Still being a low-income country, China is often perceived to offer enormous construction potential. However, some statistics on per-capita living space are revealing. The NBS data show that the 2016 per-capita living space for both urban and rural area has risen to 36.6 square meters and 45.8 square meters, respectively (Chart I-5). By comparison, in Korea and Japan, living space per capita (the entire population average) is only 33 and 22 square meters, respectively. Chart I-5China: Per Capita Living ##br##Has Grown Dramatically China: Per Capita Living Has Grown Dramatically China: Per Capita Living Has Grown Dramatically Our calculation of per-capita urban living space based on the NBS building construction data also show similar results - 38 square meters for 2017. Consequently, these statistics on per-capita living space are supported by historical construction data, and hence are reliable. Both NBS per-capita living space data and our calculated per-capita living space data confirm that there is already massive stock of residential property in China - the nation's current existing residential floor space area already amounts to 30.8 billion square meters (332 billion square feet). Furthermore, the stock of housing is relatively new with 88% of this living space built in the past 20 years. Assuming the floor space area of each house is on average 90 square meters (970 square feet), we infer that on average every urban household already owns 1.3 houses. This is actually in line with the results of several domestic household surveys, which conclude that 20-25% of houses owned by urban residents are neither being used for living nor for renting out. Provided not every household in China owns a house, and that a meaningful share of the population still lives in smaller and older housing, these data suggest there have been considerable speculative/investor purchases of housing over the past 10 years. Many high-income individuals own multiple properties (that are often kept vacant) while a still-considerable number of families live in poor conditions. Bottom Line: China has constructed enormous amounts of real estate since 2002. Furthermore, inventories are vast for residential and non-residential sectors alike. Such an oversupply of properties poses a considerable risk to construction activity going forward. Property Demand Weakness: Cyclical Or Structural? Very poor affordability, slowing rural-to-urban migration, demographic changes, tightening mortgage lending, a successful government-led clampdown on speculative activity and the promotion of the rental housing all point to both a cyclical and structural slippage in housing purchases in China. House Price-Income Ratios and Affordability House prices in China remain extremely high relative to disposable income. By using NBS 70-city residential average price, our calculation shows for an average household (assuming double income earners) it will take 10.5 years of its disposable income to buy a 90-square-meter (equivalent to 970 square feet) house at current prices (Chart I-6). The same ratio for the U.S. is presently 3.4 and at the peak of U.S. housing bubble in 2006 it was 4. In regard to the ability to service mortgage payments, annual interest costs account for 45% of average household disposable income (assuming a double income household) when buying a 90 square meter house and assuming 20% down payment (Table I-1). Chart I-6House Price-Income Ratio: ##br##China & The U.S. House Price-Income Ratio: China & The U.S. House Price-Income Ratio: China & The U.S. Table I-1House Price-To-Income Ratios ##br##And Affordability China Real Estate: A Never-Bursting Bubble? China Real Estate: A Never-Bursting Bubble? If we use another data provider - Choice, covering 100 cities, house price per a square meter is 60% higher than the NBS 70-city residential average price. Using Choice house price data, the house price-to-income ratio is 17, and affordability - the share of interest payments as a percentage of disposable household income - is 72%. Clearly, there is a huge gap between these two aggregate measures of residential property prices. In this report, we use conservative (low) prices from the NBS, which still reveals that house prices and interest payments are exceptionally high relative to disposable income for a double-income family. Table I-1 contains house price-to-income ratios and affordability ratios for 31 provinces using the house prices from NBS. Given the average urban household already owns more than one property, it is reasonable to expect that a considerable proportion of potential future demand for housing will come from rural residents as urbanization continues, or as rural residents seek to buy homes in the city for access to better quality education in the urban areas for their children. However, rural residents' current and potential (when they move to cities) disposable income is much lower than the urban's. Therefore, housing affordability is a bigger challenge for them. Rural-to-Urban Migration Even though urbanization is an ongoing process in China and will continue for many years, the pace is slowing (Chart I-7). The number of individuals moving from rural areas to cities as a percentage of the urban population is decreasing. This will translate into decelerating growth rate in demand for urban residential properties. Chart I-7China: The Pace Of Urbanization Is Slowing China: The Pace Of Urbanization Is Slowing China: The Pace Of Urbanization Is Slowing The second panel of Chart I-7 illustrates that rural-to-urban net migration accelerated in the early 1990s and has been between 15-18 million people per year over the past 20 years. However, as a share of the urban population, net migration has fallen from 4.5% in the late 1990s to 2% today (Chart I-7, third panel). Overall, urban population growth has slowed below 3% (Chart I-7, bottom panel). In brief, the slowdown in net migration and, consequently, decelerating urban population growth will cap structural housing demand that has been booming over the past 20 years. Poor Demographics The Chinese population is aging rapidly. The proportion of citizens who are over the age of 65 has risen from 8% of the population in 2007 to 11.4% as of last year and will continue rising rapidly. Given Chinese life expectancy is currently at about 76 years, senior citizens cohort will leave a large number of houses to their children or grandchildren over the next 10-15 years. The reason behind this is because the former demographic cohort (11.4% of the total population) is larger than the 10-19-year-age group which accounts for only 10.5% of the total population. The latter would have been a major source of property demand over the next 10 years, as Chinese tradition requires them to own a house before marriage. However, this is no longer the case. For this generation - born in the late 1990s and 2000s and by the time they get married (in general at the age of around 25 or a bit later), each newly-formed family could potentially inherit four houses from their parents and grandparents. Tightening mortgage lending As part of the current property related restrictive policies, mortgage interest rates have been on the rise for both first- and second-home buyers. Mortgage rates have risen by 74 basis points in the past 12 months - from 4.52% to 5.26%. Additionally, banks have been tightening credit standards. Given house prices are very high relative to income, a small increase in mortgage rates meaningfully increases the share of disposable income that must be allocated to interest payments on mortgages. For example, with the house price-to-income ratio at 10.5 and down payment of 20% of house price for the average home buyer in China, a 75-basis-point increase in mortgage rates would lift the share of interest payments on a mortgage from 45% to 51% of disposable income. Hence, higher borrowing costs over the past year as well as the ongoing tightening in credit standards will continue to discourage property buyers. Mortgage loan growth has rolled over after booming between 2015 and 2017, yet at a 22% annual growth rate, it remains very high (Chart I-8). Policy-led clamp-down of speculation President Xi Jinping's mantra that "housing is for living in, not for speculation" - proclaimed in December 2016 - is the focal point of the government's current policies. Many regulations implemented by both the central government and local governments over the past 15 months have been aimed at reducing speculative purchases. The promotion of the housing rental market In large cities residential rental yields fluctuate between 1-2.5% (Chart I-9). This compares with mortgage rate of 5.3%. Currently, renting is significantly cheaper than buying. This may encourage renting in the long term. Rising demand for rental housing might be met by the available stock of empty apartments that investors have been accumulating over the years. If this occurs, it will reduce demand for new home purchases. Chart I-8China: Mortgage Lending Has Been Booming China: Mortgage Lending Has Been Booming China: Mortgage Lending Has Been Booming Chart I-9China: Residential Rental Yields Are Very Low China: Residential Rental Yields Are Very Low China: Residential Rental Yields Are Very Low Meanwhile, the central government is determined to develop a rental market by constructing rental housing. If building of rental housing offsets the potential decline in property construction, it will make our negative view on construction volumes widely off the mark. The crucial factor to watch is financing. If credit supply slows meaningfully, there will be less available financing for overall construction, including rental. Any gains by rental construction will be overwhelmed by a decline in the building of residential and commercial real estate. In turn, financing is contingent on the government deleveraging campaign. If the authorities adhere to their pledge of deleveraging, a slowdown in credit growth will dampen overall construction activity. There can be no construction without credit. Furthermore, it takes only a deceleration in credit growth, i.e., a negative credit impulse, to depress construction volumes. That is why we cover China's credit cycle dynamics in such details in our regular reports. Bottom Line: Chinese property demand is facing numerous cyclical and structural headwinds. Policy Driven Market China's central and local government policies have over time and in different combinations substantially influenced the country's housing market on both the supply and demand sides. Over the past two decades, each time the government implemented restrictive policies (for example, raising down-payment ratios, increasing policy or mortgage rates, setting restrictions on mortgage lending, and so on), the real estate market slowed and housing prices softened. The opposite has also held true - each time the government introduced stimulus, housing prices surged as buyers quickly dove into the market. Chart I-10 illustrates the interaction between government property related regulations and the domestic housing market. Chart I-10China: Policy-Driven Property Market China: Policy-Driven Property Market China: Policy-Driven Property Market The biggest problem with such policies in the long run is that the authorities want to control both prices and volume - they want flat prices and moderately rising volumes. However, no government can control both prices and volumes simultaneously in any industry. China's real estate market is not an exception. Even in a completely closed socialist system, controlling prices and volume simultaneously is almost impossible. As the authorities adhere to their policy objectives of controlling financial risks and unwinding financial excesses, thereby focusing on property price control over the next 12 months, we believe property starts and construction activity will shrink. Monetization of Housing Inventories In 2015-'17 Understanding what was behind the housing market's strong recovery since late 2015 is critical to assessing the outlook. Since the summer of 2015, authorities were not only easing purchasing restrictions and lowering mortgage rates, but they were also implementing outright monetization of housing inventories. After inventories of both residential and non-residential properties swelled, the central government commenced a de-stocking strategy in 2015, mainly through a monetized slum reconstruction program and by encouraging migrant workers to buy housing in smaller cities near their hometowns. The de-stocking strategy focused on smaller cities where inventories had mushroomed. Given tier-1 cities account for only 6% of floor space started by property developers, and most construction in recent years has been taking place in tier-2 and smaller cities, these policies had a substantial positive impact on national sales, as well as drawing down inventories - ultimately spurring a construction recovery. 1. The government's slum area reconstruction policy has been the major driver behind de-stocking within the residential property market. The People's Bank of China (PBoC) has provided a significant amount of financing in the form of pledged supplementary lending (PSL) directly to homebuyers that was intermediated by three policy banks (China Development Bank, Agricultural Development Bank of China and Export-Import Bank of China). To shed more detail on the PSL mechanism, the central bank lends credit to the three policy banks at very low interest rates. These policy banks in turn lend directly to local government and regional property developers (mainly in tier-2 and smaller cities). These entities then turn and buy slums from their owners which puts cash in the hands of these sellers. Consequently, a large number of households suddenly receive large cash infusions - essentially disbursed by the central bank - that can be used to purchase new and better properties. The outstanding amount - total financing - via the PSL has risen from RMB 383 billion in 2014 to RMB 971 billion in 2016. The total amount of the PSL disbursed for the slum reconstruction program over 2014-2017 amounted to 3 trillion, or 3.6% of 2017 GDP, as of March 31, 2018. The interest rate on the PSL currently stands at a mere 2.75%. It appears that huge amounts of cheap money have been directly injected into the real estate market by the central bank alone. This slum reconstruction program has had a material impact on construction activity. Chart I-11 portends that slum area reconstruction accounted for about 20% of floor space sold in 2017. Chart I-11China: Slum Reconstruction ##br##Has Had Meaningful Impact China: Slum Reconstruction Has Had Meaningful Impact China: Slum Reconstruction Has Had Meaningful Impact 2. In addition to the PSL financing, Chinese housing mortgages have increased by 85%, or by 11 trillion RMB in the past two and a half years - since the beginning of China's de-stocking policy. The sum of PSL financing and mortgage lending has been RMB 14 trillion (or $2.2 trillion) during the same period. Hence, not only has the PBoC financed the real estate market directly, but it has also allowed banks to flood the system with money to liquidate housing inventories. As we have argued in our series of reports, bank credit does not come from anyone's savings. Commercial banks originate loans out of thin air.2 In short, altogether these actions constitute outright monetization of real estate inventories and that caused the property markets' recovery post 2015. A Downturn Ahead? Since early 2017 and especially in the wake of last October's Party Congress, the authorities have shifted their policy focus from "de-stocking" to "eliminating speculative demand". Recent weakness in both demand and prices are a reflection of the current policy focus. This time, the government seems to have more determination to break popular perception that property prices will rise forever, and that investing in property markets cannot go wrong. Therefore, we sense the government's objective is to achieve flat or mildly declining property prices to prevent the return of speculators. In order to avoid a further ballooning of the real estate bubble, the government will raise the bar for another round of property stimulus. Therefore, if the authorities are successful in persuading speculators that prices will not rise much further in the years to come, speculative demand will wane. At the same time, not many first-time homebuyers can afford to buy at current prices. This will create an air pocket in sales and prices will deflate, at least modestly. Facing shrinking revenues and being overleveraged, real estate developers will reduce new starts, and property construction volumes will likely contract by 10% or so. Notably, floor space started by property developers in aggregate declined by 27% between 2012 and 2016 (Chart I-12). The construction slump in China, in tandem with rising supplies of commodities, led to a collapse in commodities prices in 2012-'15 (Chart 12). Hence, a decline in property construction is not unprecedented, even amid robust national income growth. We believe the acute structural imbalances will likely result in a property market downturn commensurable if not worse than those that occurred in 2011-'12 and 2014-'15. While the government will try to avoid a sudden bust, a 10% decline in both property prices and construction volumes in the next 12-18 months is our baseline scenario. The budding contraction in cement and plate glass production suggests that overall construction activity is already decelerating (Chart I-13). Chart I-12China: Property Cycles ##br##And Commodities Prices China: Property Cycles And Commodities Prices China: Property Cycles And Commodities Prices Chart I-13China: Nascent Contraction In Cement ##br##And Plate Glass Production China: Nascent Contraction In Cement And Plate Glass Production China: Nascent Contraction In Cement And Plate Glass Production Bottom Line: The Chinese authorities will for now maintain their current restrictions on the property market to contain financial excesses and risks in the system. This, amid lingering elevated inventories and price excesses, poses considerable downside risks to the mainland real estate market. Investment Implications Our view remains that construction activity in China is set to slump from a cyclical perspective, at least. At 13.2 billion square-meter (142 billion square-feet) the total 2017 residential and non-residential floor area under construction was immense (Chart I-14). This, along with a slowdown in infrastructure investment due to tighter control on local government finances, pose downside risks to China's demand for commodities, materials and industrial goods. This is the reason why we have been and remain bearish on commodities, Asian trade and EM risk assets. It appears that several commodities prices are finally beginning to roll over which is consistent with a slowdown in the mainland's construction activity (Chart I-15). Chart I-14China's Total Building Construction: ##br##Level And Annual Growth China's Total Building Construction: Level And Annual Growth China's Total Building Construction: Level And Annual Growth Chart I-15A Budding Downtrend In ##br##Commodities Prices A Budding Downtrend In Commodities Prices A Budding Downtrend In Commodities Prices China's construction activity is much larger than exports to the U.S. and EU combined. Hence, overall industrial activity in China is set to decelerate dragging down Asian trade flows and commodities prices despite robust domestic demand in the U.S. and EU. This heralds underweighting/shorting EM stocks, currencies and credit versus their DM counterparts. We also reiterate our long-standing recommendation of shorting Chinese property developers versus U.S. homebuilders. Chart I-16 depicts that the Chinese property developers listed in A-share market have a debt-to-equity ratio of 6 and the cash flow from operations for the median of 76 property developers has begun contracting again. Further relapse in property sales will cause their financial position to deteriorate and limit their ability to launch new or complete existing construction. In regard to U.S. homebuilders, the fundamentals in the U.S. housing market are much better than those in China. While rising U.S. interest rates could be a headwind for U.S. homebuilder share prices, they stand to resume their outperformance versus Chinese property developers (Chart I-17). Chart I-16China: Median Property Developer's ##br##Financial Ratios Are Worsening China: Median Property Developer's Financial Ratios Are Worsening China: Median Property Developer's Financial Ratios Are Worsening Chart I-17Short Chinese Property Developers / ##br##Long U.S. Homebuilders Short Chinese Property Developers / Long U.S. Homebuilders Short Chinese Property Developers / Long U.S. Homebuilders Ellen JingYuan He Senior Editor/Associate Vice President EllenJ@bcaresearch.com Arthur Budaghyan, Senior Vice President Emerging Markets Strategy arthurb@bcaresearch.com 1 Other oft-used measures of inventories are not correct either. Some analysts use floor space under construction data as a proxy for inventory - this is technically not correct as the data includes both the area that has already been sold in advance and the area that has been completed and sold. Others use cumulative floor space started minus cumulative floor space completed - this is also not correct as cumulative floor space completed includes areas that have not yet been sold. 2 Please see Emerging Markets Strategy Weekly Report "Is Investment Constrained By Savings? Tales Of China And Brazil," dated March 22, 2018, the link is available on page 20. Equity Recommendations Fixed-Income, Credit And Currency Recommendations

Highlights Hong Kong's leverage burden is a corporate sector rather than a household sector problem. But this corporate sector debt is highly concentrated in the finance and real estate industries, meaning that investors should be legitimately concerned over Hong Kong's extremely elevated debt service ratio. Our BCA Hong Kong Debt Risk Monitor serves as an important tool to help investors gauge the risk of a serious credit-driven downturn in the region. While the risk from excessive leverage is real, the current message from our DRM is that the odds of a deleveraging event over the coming year are low. Due to the importation of U.S. monetary policy, Hong Kong may "enjoy" easy monetary policy on a permanent basis. This suggests that Hong Kong's private sector may continue to leverage itself even in the face of rising interest rates, setting up the potential for a cataclysmic future recession. Stay neutral Hong Kong stocks versus the global benchmark over the coming 6-12 months. While equities may rise in relative terms if earnings momentum converges with that of the global benchmark, it is not a sufficiently compelling prospect to outweigh the significant structural risk facing the region. Feature Hong Kong has appeared in the headlines of the financial press for two reasons over the past few months. The first is due to the recent weakness in the Hong Kong dollar (HKD), a topic that we addressed last week.1 The second was prompted by the BIS' March 2018 Quarterly Review, which noted that mainland China, Hong Kong, and Canada stood out among 26 jurisdictions as being the most vulnerable to a banking crisis according to their research. The BIS's warning is rooted in the fact that Hong Kong is a highly leveraged economy, but there are two additional reasons for investors to be cautious about the region: China's industrial sector is slowing, and monetary policy is tightening due to the region's direct link to U.S. interest rates. While Hong Kong has avoided the full brunt of rising U.S. rates over the past year thanks to plentiful interbank liquidity (which has limited the rise in 3-month HIBOR), we noted in last week's report that the weakness in the HKD likely means that gap between interbank rates and the base rate cannot get much wider. This means that further Fed rate hikes over the coming year are likely to feed more fully into tighter Hong Kong monetary conditions. In this report we review the extent and disposition of Hong Kong's indebtedness, and develop an indicator for investors to monitor in order to gauge the risk of a serious private sector deleveraging event. We conclude that while it is too early to position aggressively against Hong Kong stocks, the risk from excessive leverage is real and is very likely to eventually cause a serious credit-driven downturn. For now, however, that appears to be a story for another day, and as we explain below, potentially a distant one. Breaking Down Hong Kong's Debt Chart 1 presents the basis for concern about Hong Kong's debt. The chart shows the BIS' nonfinancial private sector debt service ratio ("DSR", which includes both households and nonfinancial corporations) for the G10 countries alongside that of China, Hong Kong, and Canada. The chart shows that Hong Kong's DSR has risen nearly to 26%, a full 10 percentage points higher than the G10 average, and is now the highest among the 32 economies that the BIS has debt service data for. One important point to note is that among the three countries that the BIS recently singled out for concern, the disposition of Hong Kong's private sector debt is more similar to that of China than Canada. Chart 2 highlights that the private sector debt in China and Hong Kong is predominantly owed by the nonfinancial corporate sector, whereas in Canada the debt is more equally split among the two sectors, with households owing more in total. Chart 1Hong Kong's Debt Burden Hits##br## A New High Hong Kong's Debt Burden Hits A New High Hong Kong's Debt Burden Hits A New High Chart 2Unlike In Canada, Hong Kong's Leverage##br## Is A Corporate Sector Problem Unlike In Canada, Hong Kong's Leverage Is A Corporate Sector Problem Unlike In Canada, Hong Kong's Leverage Is A Corporate Sector Problem Normally we would be inclined to suggest that the skew in Hong Kong's debt towards the corporate sector makes it less risky than in other jurisdictions where elevated leverage is a household sector problem. The rationale is that while corporations can (and often do) misallocate their capital, firm borrowing is usually employed to acquire income-producing assets, with problems arising only when the value of those assets (or their potential to generate income) declines sharply. Household leverage problems, on the other hand, are almost always the result of a sharp rise in residential mortgage credit, and our view is that the purchase of residential property is fundamentally an act of consumption rather than a true investment. In addition, the past experiences of several countries have shown that housing-related leverage busts are particularly pernicious, in that the resulting recessions tend to be followed by long periods of subpar economic growth. But unlike in China where the majority of nonfinancial corporate sector debt is held on the balance sheets of state-owned enterprises, Hong Kong's corporate debt does not have de-facto state backing and appears to be enormously concentrated in the real estate and financial sector. Over 80% of Hong Kong's total nonfinancial sector debt (which includes households) is provided by domestic banks, and Chart 3 shows that among bank loans to firms, 35% have been granted to property building & construction companies and another 22% to "financial concerns" and stockbrokers. This high concentration of corporate sector debt in the real estate sector means that investors should be legitimately concerned over Hong Kong's extremely high DSR. On the household side, we have made the case in a previous report that a replay of another spectacular housing bust (similar to what occurred in 1997) is highly unlikely despite the fact that Hong Kong house prices have vastly outstripped income over the past decade2 (Chart 4). Chart 3Loans To Businesses Are Highly Concentrated ##br##And Exposed To Property Loans To Businesses Are Highly Concentrated And Exposed To Property Loans To Businesses Are Highly Concentrated And Exposed To Property Chart 4Lofty House Prices Are A Red Herring: ##br##The Risk Is On The Business Side Lofty House Prices Are A Red Herring: The Risk Is On The Business Side Lofty House Prices Are A Red Herring: The Risk Is On The Business Side This suggests that, despite extremely elevated residential property prices, investors should be more concerned about a shock that will destabilize the commercial real estate market. Hong Kong households would not likely escape the impact of such a shock, since commercial and residential real estate prices move strongly in tandem (Chart 5). But in terms of watching for a "tipping point" that could push Hong Kong's private sector into a balance sheet recession, the trigger seems more likely to occur in the market for the former, rather than the latter. Bottom Line: Hong Kong's leverage burden is a corporate sector rather than a household sector problem. But this corporate sector debt is extremely concentrated in the finance and real estate industries, meaning that investors should be legitimately concerned over Hong Kong's extremely high debt service ratio. Chart 5Still, Households Will Be Hurt##br## If CRE Prices Fall Still, Households Will Be Hurt If CRE Prices Fall Still, Households Will Be Hurt If CRE Prices Fall Chart 6The BIS' Warning Thresholds ##br##Don't Seem To Apply To Hong Kong The BIS' Warning Thresholds Don't Seem To Apply To Hong Kong The BIS' Warning Thresholds Don't Seem To Apply To Hong Kong Timing The Onset Of A Balance Sheet Recession Our analysis above supports the recent warnings from the BIS that the risk of a banking crisis / private sector deleveraging event in Hong Kong is nontrivial. This raises the obvious question of how to gauge the timing of such an event in order for investors to properly position their exposure towards Hong Kong's financial markets. The BIS has itself investigated this question, and has published several reports on its "Early Warning Indicator" (EWI) approach.3 Table 1 presents a list of these indicators for several countries, and highlights that the two of the most informative measures (the credit-to-GDP gap4 and the overall debt service ratio) are flashing red for Hong Kong. In fact, Table 1 served as the basis for the BIS' warning in their most recent Quarterly Review that we noted above. The BIS' EWI research has focused on identifying thresholds for these measures that can predict a banking crisis within a three-year window based on the historical record. But in the case of Hong Kong, it is not clear that these thresholds apply. Chart 6 shows the credit-to-GDP gap and overall private sector DSR along with the more stringent BIS threshold noted in Table 1, and highlights that these measures have been flashing red for 4-8 years. Based on this approach, Hong Kong should have experienced a banking crisis long ago. Table 1BIS Early Warning Indicators For Stress In Domestic Banking Systems Hong Kong's Private Sector Debt: There Will Be Blood, But Not Today Hong Kong's Private Sector Debt: There Will Be Blood, But Not Today Rather than relying on the BIS' framework, we have instead constructed our own private-sector debt risk monitor for Hong Kong. In contrast to the BIS' measures, which have been specifically constructed to predict a banking crisis, the goal of our indicator is to help predict a serious credit-driven downturn regardless of its character (i.e. we abstract from whether the result of the downturn is a full-blown financial crisis or simply a prolonged period of economic stagnation). Chart 7Low Risk Of A Serious Credit-Driven ##br##Downturn, For Now Low Risk Of A Serious Credit-Driven Downturn, For Now Low Risk Of A Serious Credit-Driven Downturn, For Now Chart 7 presents our BCA Hong Kong Debt Risk Monitor (DRM) and its five equally-weighted components, a summary of which is provided below. All series have been scaled such that an increase in the DRM represents higher risk. Alpha: We have highlighted the importance of examining the alpha as well as the beta of regional equity returns in a previous report,5 and we include a composite indicator of Hong Kong's rolling alpha versus the global benchmark as a measure of Hong Kong-specific stock performance that adjusts for Hong Kong's riskiness. While this component of our DRM was quite elevated in early-2016 (signaling weak Hong Kong stock performance), it is presently in line with its historical average, and thus is not flashing a warning sign. Property Prices: Given the high concentration of Hong Kong's corporate sector debt in the real estate sector, our DRM includes the deviation of office & retail property prices from their 9-month moving average. Similar to the first component of our indicator, Hong Kong property prices are roughly in line with their trend and are not signaling serious economic weakness. Credit Impulse: The third component of our DRM is a simple bank credit impulse, calculated as the flow of credit over the past year as a percent of GDP. While this component has fallen well into "low risk" territory, over the past year, there are some tentative signs of a reversal that investors should monitor. Monetary Policy Stance: The fourth component of our DRM is a structural variable that attempts to measure whether U.S. (and thus Hong Kong) interest rates are either consistent or out of alignment with economic conditions in Hong Kong. This component is an average of two measures of the stance of monetary policy: 1) the difference between U.S. 10-year government bond yields and Hong Kong nominal GDP growth, and 2) the difference between the base rate and a Taylor Rule estimate for the region (with the latter acting purely as an estimate of the cyclical equilibrium interest rate).6 The chart shows that despite the onset of tighter monetary policy in the U.S. over the past few years, our gauge of Hong Kong's policy stance suggests that conditions are still easy, and that material further increases would likely be required in order to see this component rise to +1 sigma territory. Debt Service Ratio: The final component of our DRM is the BIS' total private sector DSR shown in Chart 6, acting as a second structural variable that captures the underlying debt servicing risk that the BIS has warned about. We extent the BIS' series back to the early-1990s on a best efforts basis, by adjusting the product of Hong Kong's prime rate and the total private sector debt-to-GDP ratio to best align with the official DSR series over the course of its history. Our extended series suggests that Hong Kong's debt servicing burden is indeed the highest that it has been over the past three decades, underscoring that our DRM is likely to rise materially if the cyclical factors included in the indicator deteriorate. The overall message of our DRM is that a threat to Hong Kong's economy from excessive debt does not appear to be imminent, despite the underlying risks highlighted by the BIS. While the risk from excessive leverage is real and is very likely to eventually cause a serious credit-driven downturn, the odds of this occurring over the coming 6-12 months appear to be low. Bottom Line: Our BCA Hong Kong Debt Risk Monitor serves as an important tool to help investors gauge the risk of a serious credit-driven downturn in the region. While the risk from excessive leverage is real, the message from our DRM is that the odds of a deleveraging event over the coming year are low. The Spooky Implications Of The Natural Interest Rate Gap Interestingly, at least part of the benign reading of our DRM is due to the fourth component of the indicator, our gauge of Hong Kong's monetary policy stance, which suggests that there is ample room for further rate increases. In fact, in our view this observation carries much deeper significance than many may initially perceive, as it may explain why the BIS' early warning indicator thresholds have not worked in the case of Hong Kong, and why the region may avoid a debt crisis for a further significant period (but ultimately experience a much more painful collapse when it finally arrives). At root, the reason that U.S. 10-year Treasury yields remain exceedingly low relative to U.S. nominal GDP growth is because investors believe that real U.S. policy rates are likely to be much lower on average over the next 10-years than they have been historically (Chart 8). Abstracting from calendar-based cyclical considerations (such at the timing of the next U.S. recession), this fundamentally reflects the prevalent view among fixed-income investors that the U.S. natural rate of interest (or "r-star") has likely permanently declined. If true, this is of enormous importance for Hong Kong, as it suggests that the region will permanently "enjoy" easy monetary policy. This is because the substantial leveraging that has occurred in Hong Kong in response to low interest rates implies that there has been no impairment (yet) to Hong Kong's natural rate of interest (Chart 9). Chart 8A Low Estimate Of R-Star Has Depressed##br## U.S. Bond Yields A Low Estimate Of R-Star Has Depressed U.S. Bond Yields A Low Estimate Of R-Star Has Depressed U.S. Bond Yields Chart 9No Evidence Of A Low R-Star##br## In Hong Kong No Evidence Of A Low R-Star In Hong Kong No Evidence Of A Low R-Star In Hong Kong In some ways the dynamic we are describing is not new: the importation of easy monetary policy from the U.S. via competitive currency devaluation over the past decade has been a well-known phenomenon that was quite prominent during the early phase of the global economic recovery. But the fixed exchange rate regime in Hong Kong means that this process cannot be avoided without abandoning the peg, an event that itself could trigger a deleveraging event via a sharp decline in asset prices. The key point for investors is that if the U.S. natural rate of interest has indeed fallen materially and permanently below potential GDP growth, then Hong Kong will not experience tight monetary conditions even once the Fed has normalized short-term interest rates, unless it raises them well above equilibrium levels. This suggests that Hong Kong's private sector may perpetually leverage itself until debt service burdens reach some, as yet, unknown maximum level, precipitating what would likely become a cataclysmic recession. The fact that no crisis erupted in late-2015/early-2016 when the cyclical components of our DRM deteriorated significantly suggests that this level may be materially higher than is presently the case. Bottom Line: Due to the importation of U.S. monetary policy, Hong Kong may "enjoy" easy monetary policy on a permanent basis. This suggests that Hong Kong's private sector may continue to leverage itself even in the face of rising interest rates, setting up the potential for a cataclysmic future recession. Investment Implications: Stay Neutral, For Now Chart 10Room For A Rise In Relative Earnings Momentum Room For A Rise In Relative Earnings Momentum Room For A Rise In Relative Earnings Momentum The picture painted by our above analysis suggests that a benign cyclical outlook for Hong Kong is arrayed against a negative (and potentially horrific) structural outlook. How should investors position towards Hong Kong equities in response? First, as noted above, our Debt Risk Monitor does not signal that there is an imminent threat facing the Hong Kong economy that would herald the potential for a major deleveraging event over the near-term. Second, while Hong Kong's earnings momentum is stretched in absolute terms, Chart 10 highlights there is room for a catchup versus global stocks, which could boost relative performance over the coming year. Third, relative valuation and technical conditions are at neutral levels (Chart 11), and thus do not provide any compelling basis to avoid Hong Kong stocks. But to us, the weight of this modestly positive assessment over the coming year is overshadowed by the structural outlook, meaning that we continue to recommend a neutral allocation towards Hong Kong stocks over the coming 6-12 months. The most investment-relevant conclusion from our analysis is that investors will one day be able to earn significant risk-adjusted returns from underweighting / shorting Hong Kong stocks once a serious credit-driven downturn begins. As an example, Chart 12 shows the impact of the Asian financial crisis on Hong Kong's relative performance, a period where our DRM rose sharply and persistently into "high risk territory". It took 12½ years for Hong Kong to rise to a new high in relative total return terms, and it has yet to do so in price terms. Chart 11Neutral Relative Valuation And ##br##Technical Conditions Neutral Relative Valuation And Technical Conditions Neutral Relative Valuation And Technical Conditions Chart 12One Day, Shorting Hong Kong Stocks##br## Will Be Enormously Profitable One Day, Shorting Hong Kong Stocks Will Be Enormously Profitable One Day, Shorting Hong Kong Stocks Will Be Enormously Profitable So while the economic and financial market conditions are not yet in place to act on a bearish structural view, we will be closely watching our Debt Risk Monitor over the coming months and years for signs of a significant deterioration, as it will likely provide a major opportunity for investors to earn outsized returns. Stay tuned! Bottom Line: Stay neutral Hong Kong stocks versus the global benchmark over the coming 6-12 months. While equities may rise in relative terms if earnings momentum converges with that of the global benchmark, it is not a sufficiently compelling prospect to outweigh the significant structural risk facing the region. Jonathan LaBerge, CFA, Vice President Special Reports jonathanl@bcaresearch.com 1 Please see China Investment Strategy Weekly Report, "Chinese Stocks: Trade Frictions Make For A Tenuous Overweight", dated March 28, 2018, available at cis.bcaresearch.com. 2 Pease see China Investment Strategy Weekly Report "Hong Kong Housing Bubble: A Replay Of 1997?", dated June 29, 2017, available at cis.bcaresearch.com. 3 For example, please see "Evaluating early warning indicators of banking crises: Satisfying policy requirements" by Mathias Drehmann and Mikael Juselius, BIS Working Paper No. 421, August 2013. 4 The BIS defines the credit-to-GDP gap as the difference between the credit-to-GDP ratio and its long-run trend, derived using a one-sided (i.e. backward-looking) Hodrick-Prescott (HP) filter. 5 Pease see China Investment Strategy Special Report "China: No Longer A Low-Beta Market", dated January 11, 2018, available at cis.bcaresearch.com. 6 Our Taylor Rule estimate for Hong Kong is constructed in a fashion similar to what we showed for China in our January 18 Weekly Report, using a neutral policy rate estimate of 5%. Cyclical Investment Stance Equity Sector Recommendations

Highlights Key Portfolio Highlights Our portfolio positioning remains firmly behind cyclicals over defensives, driven principally by our key 2018 investment themes: synchronized global capex growth (Chart 1A) and higher interest rates on the back of a pickup in inflation (Chart 1B). The positioning has been lifted by synchronized global growth and a soft U.S. dollar (Chart 1C), while the key risk to our portfolio of a hard landing in China looks to be mitigated (Chart 1D). A return of volatility, spurred on by Fed tightening (Chart 1E), caused an SPX pullback in February, and while the market pushed through that rough patch, it has since been replaced with fears of a trade war, exacerbated by musical chairs in the Trump administration (Chart 1F). Our buy-the-dip strategy remains appropriate on a cyclical time horizon (Chart 1G), given a dearth of evidence of a recession in the next year. SPX forward EPS estimates still show near-20% increases this calendar year (corroborated by our EPS growth model, Chart 1H) which should underpin outsized equity returns in the absence of a major valuation rerating. Still, the return of volatility warrants a review of our macro, valuation and technical indicators. The best combination in our review is S&P financials (Overweight) with an elevated and accelerating cyclical macro indicator (CMI), fed by both of our key capex growth and rising interest rate themes, combined with a modest undervaluation. The worst combination is S&P telecom services (Underweight, high-conviction), whose CMI recently touched a 30-year low as sector deflation hit acute levels. Valuations make the sector look cheap, but every indication is that telecoms are a value trap. Chart 1AGlobal Trade Is Rising... Global Trade Is Rising... Global Trade Is Rising... Chart 1B...But So Too Is Inflation ...But So Too Is Inflation ...But So Too Is Inflation Chart 1CA Weaker Dollar Is A Boon To Growth A Weaker Dollar Is A Boon To Growth A Weaker Dollar Is A Boon To Growth Chart 1DSoft Landing In China Seems Likely Soft Landing In China Seems Likely Soft Landing In China Seems Likely Chart 1EThe Return Of Vol May Spoil The Party... The Return Of Vol May Spoil The Party... The Return Of Vol May Spoil The Party... Chart 1F...And Policy Uncertainty Doesnt Help ...And Policy Uncertainty Doesnt Help ...And Policy Uncertainty Doesnt Help Chart 1GBuy The Dip Has Worked Out Nicely Buy The Dip Has Worked Out Nicely Buy The Dip Has Worked Out Nicely Chart 1HHeed The Message From A Booming EPS Model Heed The Message From A Booming EPS Model Heed The Message From A Booming EPS Model Feature S&P Financials (Overweight) Our financials cyclical macro indicator (CMI, Chart 2) has climbed to new cyclical highs with significant upward momentum, driven by broad improvement in virtually all of its underlying components. More than any other variable, rising yields and the accompanying higher price of credit are a boon to financials. Higher interest rates is one of BCA's key themes for 2018 and an ongoing selloff in the bond market bodes well for profits in the heavyweight banks sub-index and should deliver the next up leg in bank stocks performance (top panel, Chart 3). Another of BCA's key themes for 2018 is a global capex upcycle; higher demand for capital goods should drive outsized capital formation in the year to come. Our U.S. commercial banks loans and leases model echoes this positive outlook, pointing to the best loan growth of the past 30 years (middle panel, Chart 3). Lastly, a low unemployment rate drives both expanding consumer credit and much better credit quality. At present, the unemployment rate is testing all-time lows, sending an unambiguously positive message for financials profitability (bottom panel, Chart 3). Despite the much-improved cyclical outlook and a revival of overall animal spirits, our valuation indicator (VI) suggests that financials are modestly undervalued. At this point in the cycle, we would expect a modest overvaluation; the implication is that financials should be a core portfolio overweight. Our technical indicator (TI) has approached overbought levels several times over the course of this bull market, though history suggests it can stay at elevated levels for a considerable time. Chart 2S&P Financials (Overweight) S&P Financials (Overweight) S&P Financials (Overweight) Chart 3RS1 Rising Yields Are A Boon To Financials Earnings RS1 Rising Yields Are A Boon To Financials Earnings RS1 Rising Yields Are A Boon To Financials Earnings S&P Industrials (Overweight) Our industrials CMI (Chart 4) has gone vertical and is very near its all-time high. A combination of a supportive currency, a recovery in commodity prices and synchronized global growth are responsible for the rise. A falling U.S. dollar and capital goods producers' top line growth acceleration have historically moved hand-in-hand as this group is one of the most international of the S&P 500. The trade-weighted U.S. dollar has fallen by more than 10% from its most recent peak at the end of 2016 which suggests U.S. industrials should have a leg up in sales for the year to come (top panel, Chart 5). The slide in the U.S. dollar is coming at an opportune time; global growth is remarkably synchronized (and remains a key BCA theme for 2018) and has proven an excellent harbinger of industrials margins (bottom panel, Chart 5). Overall, an expanding top line and widening margins imply solid relative EPS gains. Our valuation gauge is near the neutral zone, where it has been for much of the past 3 years as the market has failed to capture the sector's outlook strength. Our TI echoes the neutral message, having unwound a significant overbought position at the beginning of last year. Chart 4S&P Industrials (Overweight) S&P Industrials (Overweight) S&P Industrials (Overweight) Chart 5Global Euphoria Should Lift Industrials Global Euphoria Should Lift Industrials Global Euphoria Should Lift Industrials S&P Energy (Overweight) Our energy CMI (Chart 6) has maintained its upward trajectory after bouncing off all-time lows last year. Importantly, the relative share performance does not yet reflect the drastically improved cyclical conditions, underpinning our overweight recommendation. Falling oil inventories and rising prices (top and second panel, Chart 7) combined with solid gains in domestic production underlie the CMI recovery. Our key themes for 2018 of a global capex expansion and synchronized global growth should be the most important drivers for energy stocks this year. With respect to the former, the capex intentions from the Dallas Fed survey hit their highest level in a decade, which usually presages domestic oil patch expansion and energy stock outperformance (third panel, Chart 7) With respect to global growth, emerging markets/Chinese demand is the swing determinant of overall oil demand, and non-OECD demand has been moving higher for most of the past year (bottom panel, Chart 7). Our VI has retreated far into undervalued territory, a result of the aforementioned failure of stocks to react to the enticing macro outlook. The TI too is in deeply oversold levels, suggesting that an oversold bounce could soon occur at a time when valuations are so appealing. Chart 6S&P Energy (Overweight) S&P Energy (Overweight) S&P Energy (Overweight) Chart 7Energy Share Prices Have Trailed Oils Recovery Energy Share Prices Have Trailed Oil's Recovery Energy Share Prices Have Trailed Oils Recovery Energy Share Prices Have Trailed Oil's Recovery Energy Share Prices Have Trailed Oils Recovery S&P Consumer Staples (Overweight) Our consumer staples CMI (Chart 8) has turned up recently, following a two year decline. Strong employment gains and positive retail sales are the key pillars underlying the modest recovery. The euphoric consumer continues to push our consumer staples EPS model higher, now pointing to the best earnings growth of the past 5 years (middle panel, Chart 9). Overall industry exports are expanding at a healthy clip as a consequence of a softening U.S. dollar and robust European and rebounding emerging markets demand. Deflating raw food commodity prices are offsetting rising energy and labor input costs, heralding a sideways move to margins. Sell side analysts are also currently penciling in a lateral profit margin move (bottom panel, Chart 9). Investors have been vehemently avoiding staples stocks during the board market's uninterrupted run up, and have put our positioning offside. However, in the context of our cyclical over defensive portfolio bent we refrain from putting all our eggs in one basket, and prefer to keep consumer staples as our sole defensive sector overweight. Further, our VI is waving a green flag as consumer staples are now nearly two standard deviations below their 30-year mean valuation. Technical conditions too are completely washed out, signaling widespread bearishness, which is positive from a contrary perspective. Chart 8S&P Consumer Staples (Overweight) S&P Consumer Staples (Overweight) S&P Consumer Staples (Overweight) Chart 9Robust Consumer Confidence Bodes Well Robust Consumer Confidence Bodes Well Robust Consumer Confidence Bodes Well S&P Utilities (Neutral) Our utilities CMI (Chart 10) has spent the last decade in a long-term downtrend, albeit one with periodic countertrend moves. The key underlying factors are natural gas prices and relative spending on utilities, both of which have been retreating since 2008 (middle panel, Chart 11). Encouragingly, the sector's wage bill has slowed from punitively high levels, though pricing power has followed it down, implying muted margin changes (bottom panel, Chart 11). Like other defensive sectors, utilities have underperformed cyclical sectors in the last year; utilities equities trade as fixed income proxies, and a rising interest rate environment is punitive. As a result of the underperformance and relatively constant earnings, valuations have collapsed to the neutral zone. We reacted by booking solid gains and upgrading to a benchmark allocation earlier this year; synchronized global growth and higher interest rates are headwinds for this niche defensive sector and prevent us from lifting positions further. Our TI has fallen steeply over the past year and is now closing in on two standard deviations below the 30-year average. Chart 10S&P Utilities (Neutral) S&P Utilities (Neutral) S&P Utilities (Neutral) Chart 11Pricing Is Falling But Margins Look Neutral Pricing Is Falling But Margins Look Neutral Pricing Is Falling But Margins Look Neutral S&P Real Estate (Neutral) Our real estate CMI (Chart 12) has been in decline since its most recent peak at the end of 2016. This is confirmed by a darkened outlook for REITs; rents have crested while the vacancy rate found its nadir in 2016, suggesting further rent weakness on the horizon (top panel, Chart 13). Further, bankers appear less willing to extend commercial real estate credit, despite recent stability in underlying prices; declines in credit availability will directly impact REIT valuations (bottom panel, Chart 13). Our VI is consistent with BCA's Treasury bond indicator (not shown), indicating that both are at fair value. Our TI is starting to firm from extremely oversold levels, a positive indication for both 12- and 24-month relative performance. Chart 12S&P Real Estate (Neutral) S&P Real Estate (Neutral) S&P Real Estate (Neutral) Chart 13Peaking Rents and Tight Credit Are Headwinds Peaking Rents and Tight Credit Are Headwinds Peaking Rents and Tight Credit Are Headwinds S&P Materials (Neutral) Our materials CMI (Chart 14) has maintained its downward trajectory, largely due to the ongoing Fed tightening cycle. The heavyweight chemicals component of the materials index typically sees earnings (and hence stock prices) underperform as rates are moving higher (top panel, Chart 15). BCA's view remains that a sizable selloff in the bond markets is the most likely scenario in 2018, representing a substantial headwind to sector performance. Still, the news is not all negative. Exceptionally strong global demand growth has revitalized chemicals prices (bottom panel, Chart 15). Combined with the industry's relatively newfound restraint, capacity has not overextended and the resulting productivity gains bode well for earnings growth. Despite the improving outlook, valuations have been retreating for much of the past year and our VI has fallen back to the neutral zone. Our TI has been hovering near the neutral line for the past year, though a recent hook downward indicates a loss of momentum and downside relative performance risks. Chart 14S&P Materials (Neutral) S&P Materials (Neutral) S&P Materials (Neutral) Chart 15Rising Rates Are Offset By Improving Demand Rising Rates Are Offset By Improving Demand Rising Rates Are Offset By Improving Demand S&P Consumer Discretionary (Underweight) Our consumer discretionary CMI (Chart 16) has fallen back after reaching highs earlier in 2017, though remains elevated relative to the long term trend. Rising interest rates (top panel, Chart 17) are more than offsetting higher home prices and real wage growth, both have which have recently stalled. This rising short-term interest rate backdrop is not conducive to owning the extremely interest rate-sensitive equities that fall into the S&P consumer discretionary index. Both the household financial obligation ratio and household debt service payments have bottomed and are actually increasing. A higher interest rate backdrop will sustain the upward pressure on both and likely weigh on consumer discretionary relative share prices (third and bottom panels, Chart 17). This underpins our recent downgrade to a below benchmark allocation. Elevated valuations support our negative thesis as our valuation indicator has been rising recently out of the neutral zone. Our TI has fully recovered from oversold levels, and is now well into overbought territory, though historically this indicator has been excessively volatile. Chart 16S&P Consumer Discretionary (Underweight) S&P Consumer Discretionary (Underweight) S&P Consumer Discretionary (Underweight) Chart 17Higher Borrowing Costs Bode Ill For Consumer Discretionary Higher Borrowing Costs Bode Ill For Consumer Discretionary Higher Borrowing Costs Bode Ill For Consumer Discretionary S&P Health Care (Underweight) Our health care CMI (Chart 18) rolled over last year and has been treading water at these lower levels, driven by weak fundamentals in the key pharmaceuticals sector. Poor pricing power, a soft spending backdrop and a depreciating U.S. dollar have been pressuring the sector and keeping a tight lid on the CMI (top and second panels, Chart 19). Other non-pharma indicators are mixed as lower healthcare consumer spending is offset by a tick up in overall pricing power. Relative valuations have fallen deep into undervalued territory and are approaching one standard deviation below the 25 year average. Our TI too has reversed course and is well into oversold territory. However, the message from our health care earnings model is that sector earnings will continue to decelerate; this environment in not conducive for a sector re-rating (bottom panel, Chart 19). Chart 18S&P Health Care (Underweight) S&P Health Care (Underweight) S&P Health Care (Underweight) Chart 19Pharma Pricing Power Continues To Collapse Pharma Pricing Power Continues To Collapse Pharma Pricing Power Continues To Collapse S&P Telecommunication Services (Underweight) Our telecom services CMI (Chart 20), after moving sideways for much of the past decade, has recently fallen to a new 30-year low. Extreme deflation continues to reign in the beleaguered sector as relative consumer outlays on telecom services have nosedived (top panel, Chart 21) which is broadly matched by melting selling prices (middle panel, Chart 21) as demand contracts. This is reflected in our S&P telecom services revenue growth model, which remains deep in contractionary territory (bottom panel, Chart 21). The sector remains chronically cheap, exacerbated by the recent sell-off, and is currently as cheap as it has ever been. Still, given the brutal operating environment, we think such valuations have created a value trap. Our Technical Indicator has sunk but, like the VI, cycles deep in the sell zone have not proven reliable indicators that a relative bounce is in the offing. We recently downgraded the sector to underweight and added it to our high-conviction underweight list based on the factors noted above.1 Chart 20S&P Telecommunication Services (Underweight) S&P Telecommunication Services (Underweight) S&P Telecommunication Services (Underweight) Chart 21Telecom Services Remain A Value Trap Telecom Services Remain A Value Trap Telecom Services Remain A Value Trap S&P Technology (Underweight, Upgrade Alert) The technology CMI (Chart 22) has been falling for the past three years, driven by ongoing relative pricing power declines and new order weakness. However, the sector has proven resilient, at least until recently, as a handful of stocks (the FANGs, excluding the consumer discretionary components) and the red-hot semiconductor group have provided support. Still, market euphoria aside, tech stocks thrive in a disinflationary/deflationary environment and suffer during inflationary periods; inflation is gradually rising after a prolonged disinflationary period (bottom panel, Chart 23). Valuations, while still in the neutral zone, have reached their highest level in a decade. This may prove risky should inflation mount faster than expected; a de-rating phase in technology would likely follow. Our TI is extremely overbought, though it has been at this high level for several years. Chart 22S&P Technology (Underweight, Upgrade ALert) S&P Technology (Underweight, Upgrade ALert) S&P Technology (Underweight, Upgrade ALert) Chart 23Inflation Is No Friend To Tech Inflation Is No Friend To Tech Inflation Is No Friend To Tech Size Indicator (Neutral Small Vs. Large Caps) Our size CMI (Chart 24) has fallen back to the boom/bust line. Keep in mind that this CMI is not designed as a directional trend predictor, but rather as a buy/sell oscillator; the current message is neutral. Small company business optimism is near modern highs, as pricing and consumption vigor push domestic revenues higher (top panel, Chart 25). A smaller government footprint, i.e. fewer regulatory hurdles, and tax relief will disproportionately benefit SMEs. Earlier this year, we downgraded our recommendation on small caps vs. large caps to a neutral allocation, based on a deterioration in small cap margins and too-high leverage.2 Recent NFIB surveys would suggest this move was prescient; firms reporting planned labor compensation increases have steadied near a two decade high, while price increases are trailing far behind (middle panel, Chart 25). With "quality of labor" having overtaken "taxes" as the single most important problem facing businesses, labor compensation growth seems likely to continue moving up at an elevated pace and small cap margins should likely continue to trail large cap peers (bottom panel, Chart 25). Valuations have improved and small caps are relatively undervalued, though our TI echoes a neutral message. Chart 24Size Indicator (Neutral Small Vs. Large Caps) Size Indicator (Neutral Small Vs. Large Caps) Size Indicator (Neutral Small Vs. Large Caps) Chart 25Small Businesses Remain Exceptionally Confident Small Businesses Remain Exceptionally Confident Small Businesses Remain Exceptionally Confident Chris Bowes, Associate Editor chrisb@bcaresearch.com 1 Please see BCA U.S. Equity Strategy Weekly Report, "Manic-Depressive?" dated February 12, 2018, available at uses.bcaresearch.com. 2 Please see BCA U.S. Equity Strategy Weekly Report, "Too Good To Be True?" dated January 22, 2018, available at uses.bcaresearch.com.

Highlights BCA expects consumer spending to remain supportive of above-trend economic growth in the U.S. in the next few quarters. Our view is that the 2018 outlook for both the U.S. economy and corporate profits remains constructive, but evidence is gathering that worldwide growth is peaking. Today's elevated levels of corporate leverage could intensify the pullback in business spending in the next recession. Housing is a reliable leading indicator of economic activity. Spending on new construction will enhance growth in the coming year, allowing the economy to expand at a pace well above its long-term potential. Feature U.S. equity prices rallied last week, although the NASDAQ lagged the broader indices. Despite the gain in the final week of the month, the S&P 500 finished lower in March. The back to back monthly declines in February and March were the first since September and October 2016. The 10-year Treasury yield fell last week, and credit underperformed. Oil and gold prices sold-off, but the dollar rose. Worries about global growth and a widening trade war were the key drivers, as investors looked ahead to Q1 earnings reporting season, which will kick into high gear next week. BCA expects global growth to be solid this year, although there are signs that growth is peaking outside the U.S. Moreover, the U.S. economy appears to be generating positive momentum, aided by housing and capex. This is why we expect 2018 to record strong EPS growth in the U.S., which will provide the equity market with a strong tailwind. That said, elevated levels of corporate leverage and low interest coverage ratios are a concern. Stay long stocks over bonds. We expect consumer spending to remain supportive of above-trend economic growth in the U.S. in the next few quarters. Household balance sheets are the best that they have been since 2007. Net worth is soaring and the aggregate debt-to-income ratio is close to record lows last seen at the turn of this century. Moreover, conditions that crushed the consumer ahead of the 2007-2008 recession are not in place and will not be for some time. Chart 1 shows that at 41.4%, household purchases of essentials as a percentage of disposable income are near an all-time low and have dropped by almost 2 percentage points since 2012. In contrast, spending on necessities rose by a record 3% in the five years ending 2008, matching levels reached at the end of the 1980s that reflected rising interest rates, surging inflation and soaring oil prices. Wrenching consumer-driven economic downturns ensued after both episodes. We see gradual increases ahead for both oil prices and interest rates, but nothing that would trigger the collapse of consumer spending. Furthermore, BCA forecasts only a modest rise in inflation and an acceleration in wage growth; both will boost disposable income. Meanwhile, U.S. inflation is heading higher. The core PCE deflator accelerated to 1.6% y/y in February, up from a low of 1.3% y/y in mid-2017. The coming months should see a further acceleration in inflation, in part due to the very soft base effects from last year (Chart 2). That said, one worrying point is that our diffusion index for the PCE deflator remains well below zero. This means that the inflation pick-up is not broad-based, but due to outsized gains in a few components. Core PCE inflation is usually decelerating when our diffusion index is below zero. Chart 1Consumer Is Not Stressed##BR##Despite Higher Energy Costs Consumer Is Not Stressed Despite Higher Energy Costs Consumer Is Not Stressed Despite Higher Energy Costs Chart 2BCA's Inflation Models Show Only##BR##Modest Acceleration Through Year-End BCA's Inflation Models Show Only Modest Acceleration Through Year-End BCA's Inflation Models Show Only Modest Acceleration Through Year-End Bottom Line: The Q1 weakness in consumer spending and GDP growth is unlikely to persist. A return to above-trend growth and inflation inching to the 2% target will keep the Fed on a path of gradual interest rates hikes. Animal Spirits Still Intact Our view is that the 2018 outlook for both the U.S. economy and corporate profits remain constructive, but evidence is gathering that worldwide growth is peaking. Investors may begin to question recent upward revisions to the growth outlook for this year and next. Globally, industrial production has softened and the manufacturing PMI has shifted lower in most of the advanced economies (Chart 3). Bad weather in North America and Europe in early 2018 may be partly to blame, but Korean exports - a leading indicator for the global business cycle - have also weakened. It is also disconcerting that some of BCA's measures of global activity related to capital spending are lower in recent months, including capital goods imports and industrial production of capital goods (Chart 4). Nonetheless, the G3 aggregate for capital goods orders remains in an uptrend, which suggests that it is too soon to call an end in the mini capital spending boom. Furthermore, our global leading indicators are not heralding any major economic slowdown (Chart 5). BCA's Global LEI continues to trend up and its diffusion index is above the 50 line. Chart 3A Downshift In##BR##Global Growth? A Downshift In Global Growth? A Downshift In Global Growth? Chart 4Some Measures Of##BR##Global Capex Have Softened Some Measures Of Global Capex Have Softened Some Measures Of Global Capex Have Softened Chart 5Global Leading Indicators Are Not##BR##Heralding A Major Economic Slowdown Global Leading Indicators Are Not Heralding A Major Economic Slowdown Global Leading Indicators Are Not Heralding A Major Economic Slowdown Turning to the U.S., the environment for continued robust capital spending is still in place. The Tax Cut and Jobs Act of 2017 will boost capex, although we note that business spending tends to climb faster in the 12 months before a corporate tax cut than in the year afterward.1 The caveat is that there have been only three corporate tax cuts in the past 50 years. Both BCA's real and nominal capex models, driven by surging capital goods orders along with elevated ISM data, roaring global exports and robust sentiment on business spending, indicate strong investment in plant and equipment in the next few quarters (Chart 6). CEO confidence reached an all-time high in 2018Q1. According to the latest Duke Fuqua School of Business/CFO Magazine Global Business Outlook (Chart 7, panel 1),"sixty-six percent of U.S. CFOs say corporate tax reform is helping their companies, with 36 percent saying the overall benefit is medium or large."2 Chart 6U.S. Capex Poised For Liftoff U.S. Capex Poised For Liftoff U.S. Capex Poised For Liftoff Chart 7CEO Confidence And Capex Plans Surging CEO Confidence And Capex Plans Surging CEO Confidence And Capex Plans Surging Surveys by the Conference Board and Business Roundtable show similar patterns (Chart 7, panel 1). Notably, the soundings on all three surveys climbed since Trump's election, but subsequently retreated as his pro-business agenda stalled during the summer. The dip in sentiment reflected the lack of legislative progress in Washington in the first 10 months of the Trump administration. The upbeat numbers in the regional Federal Reserve Banks' surveys of capital spending intentions further support escalating capex in the next few quarters. The average reading from the New York, Philadelphia and Richmond Feds' capex survey plans are at an all-time high in early 2018 (Chart 7, panel 2). Furthermore, the regional FRBs' capex spending plans diffusion indices are close to a cycle high, despite a modest pullback since last summer (Chart 7, panel 3). In addition, ABC's Construction Backlog indicator (CBI),3 a leading indicator that measures in months the amount of construction underway but not yet completed, hit a peak early this year, which suggests that 2018 is poised to be a strong year for nonresidential building activity (Chart 8). Moreover, architectural billings hit a new cycle high in Q4 2017(not shown). This signifies that investment in office, industrial and commercial space will accelerate in the coming year. However, there are some warning signs in the nonresidential construction portion of capital spending. Commercial real estate (CRE) prices have galloped to new heights (Chart 9, panel 1). Rent growth in all but the industrial buildings sub component of the U.S. CRE sector is starting to slow, suggesting that supply is slowly catching up with demand (Chart 9, panel 2) and that a slowdown in construction may ensue. Chart 8Nonresidential Construction##BR##Backlog At Eight Year High Nonresidential Construction Backlog At Eight Year High Nonresidential Construction Backlog At Eight Year High Chart 9Commercial Real Estate Prices Have##BR##Surpassed Pre-Recession Levels Commercial Real Estate Prices Have Surpassed Pre-Recession Levels Commercial Real Estate Prices Have Surpassed Pre-Recession Levels Corporate Health Fundamentals Last week's National Accounts (NIPA) corporate profit report allows us to update BCA's Corporate Health Monitor (CHM) (Chart 10). The level of the CHM improved slightly between Q3 and Q4, but the overall reading remains in 'deteriorating health' territory. However, the CHM moved slowly back toward "improving health" in 2017. The improvement in Q4 was broad-based, as five of the six components improved. Liquidity decreased slightly between Q3 and Q4. Leverage declined and interest coverage improved. Our CHM has a tendency to improve during phases of increased fiscal thrust.4 In contrast, corporate leverage increases substantially in the 12 months following a corporate tax cut. As an economic expansion enters the late stages, investors focus on where leverage pressure points may lurk. The Bank Credit Analyst's March 2018 Special Report5 on U.S. corporate vulnerability to higher interest rates and a recession raised some eyebrows. In a sample of 770 companies, we estimated how much interest coverage for an average company would decline under two scenarios: (1) interest rates rise by 100 basis points across the curve; and (2) interest rates rise by 100 basis points and there is a recession in which corporate profits tumble by 25% peak to trough. Given the number of client inquiries, we re-examined our results. We questioned whether our sample of high-yield companies distorted the overall results because it included many small firms and outliers. We are more comfortable with the results using only investment-grade firms, shown in Chart 11. The 'x' marks the interest rate shock and the 'o' marks the combined shock. Chart 10Corporate Health Improved In 2017 Corporate Health Improved In 2017 Corporate Health Improved In 2017 Chart 11Interest Coverage Is Deteriorating Interest Coverage Is Deteriorating Interest Coverage Is Deteriorating Nonetheless, the main qualitative message is unchanged. The starting point for interest coverage is low, considering that interest rates are near the lowest levels on record and profits are extremely high relative to GDP. This is the result of an extended period of corporate releveraging on the back of low borrowing rates. Chart 12 shows that the interest coverage ratio has declined even as profit margins remained elevated. Normally the two move together through the cycle. The implication is that the next recession will see the interest coverage ratio fare worse than in previous recessions. Rating agencies use many other financial ratios and statistics, but our results suggest that downgrades will proliferate when the agencies realize that the economy begins to turn south. Moreover, banks may tighten their C&I lending standards earlier and more aggressively because they also will be attuned to the first hint of economic trouble given the degree of corporate leverage in their portfolios. Recovery rates may be particularly low in the next recession because the equity cushion has been squeezed via buybacks, which will intensify widening pressures in corporate spreads. Tighter lending standards would generate more corporate defaults, even wider spreads and a more pronounced tightening in financial conditions. Therefore, corporate leverage could intensify the pullback in business spending in the next recession. The good news is that we do not see any other major macroeconomic imbalances, such as areas of overspending that could turn a mild recession into a nasty one. The market and rating agencies will ignore the leverage issue as long as growth remains solid. Indeed, ratings migration has improved markedly following energy-related downgrades in 2014 and 2015. An improving rating migration ratio is usually associated with corporate bond outperformance relative to Treasurys (Chart 13). For now, we remain overweight U.S. investment-grade and high-yield bonds within fixed-income portfolios. Chart 12Margins And Interest Coverage##BR##For Investment Grade Firms Margins And Interest Coverage For Investment Grade Firms Margins And Interest Coverage For Investment Grade Firms Chart 13Improving Ratings Migration##BR##Supports Our Credit Overweight Improving Ratings Migration Supports Our Credit Overweight Improving Ratings Migration Supports Our Credit Overweight Bottom Line: We are keeping an eye on our Corporate Health Monitor, bank lending standards, the yield curve and our profit margin proxy to time our exit from both corporate bonds and equities.6 We are also watching for a rise in the 10-year TIPS breakeven rate above 2.3% as a signal that the FOMC will get more aggressive in leaning against above-trend growth and a falling unemployment rate. The tightening labor market will continue to support the housing market, despite higher mortgage rates. Risks To Housing Are Limited Residential investment will add to growth in 2018. Inventories of new and existing homes are close to all-time lows (Chart 14). Housing affordability remains well above average and will remain supportive of housing investment even if rates climb by 100 bps (Chart 15). Recent soundings from the Fed's Senior Loan Officers survey shows that mortgage demand has ebbed in recent quarters (Chart 16). The housing sector has also benefited from a recovery in household formation in the past few years alongside the labor market and disposable income. Chart 14Housing Fundamentals##BR##Are Stout Housing Fundamentals Are Stout Housing Fundamentals Are Stout Chart 15Housing Affordability Under##BR##Various Rate Assumptions Housing Affordability Under Various Rate Assumptions Housing Affordability Under Various Rate Assumptions Chart 16Supply And Demand##BR##For Mortgages Supply And Demand For Mortgages Supply And Demand For Mortgages On that note, it is encouraging that the 10-year slide in the homeownership rate appears to have run its course (Chart 14, panel 3). Furthermore, U.S. real residential home prices are still below their 2006 peak. In addition, at under 3.9%, residential investment as a share of GDP remains well below the 12-year high of 6.6% achieved in 2005 (Chart 17, panel 1). It is difficult to see how residential investment can decline meaningfully when household formation is on the rise and home inventories are already low. Homebuilders appear to agree with this sentiment and report confidence levels near all-time peaks (Chart 17, panel 2). Employment in construction and related fields also suggests that the housing market remains on solid footing. (Chart 18, panel 1 and 2). Panel 3 shows that nearly 80% of states have escalating construction employment. This metric tends to lead construction jobs by a few months. Moreover, construction jobs tend to be at least coincident with housing construction. Segments of construction (residential and specialty employment) lead residential investment in some cases. Chart 17Real Home Prices Not Yet##BR##Back To Prior Peak Real Home Prices Not Yet Back To Prior Peak Real Home Prices Not Yet Back To Prior Peak Chart 18Housing Related##BR##Employment Trends Housing Related Employment Trends Housing Related Employment Trends Furthermore, the disconnect between the NAHB Housing Market Index and housing's contribution to economic growth (Chart 18, panel 4) also suggests housing is poised to lift off. Housing investment is the best leading indicator for real GDP growth among all sectors (Chart 14, panel 4). Construction of new homes and apartments, along with additions and alterations to existing stock, peaks as a share of GDP an average of seven quarters before the end of an expansion. Consumer spending on durable, nondurable and services reach a high, five quarters before GDP hits a zenith, while business capital spending tops out six quarters ahead of the economy. There are risks for housing despite the upbeat fundamentals. Banks have been tightening their lending standards in recent quarters, although they are still loose relative to previous cycles, and an overtightening may impede the real estate market (Chart 16). It is possible that the GOP's tax plan to significantly change the treatment of state and local real estate taxes and mortgage interest could also negatively affect housing demand, particularly in the luxury market. Additionally, rising foreign demand in certain U.S. markets may lead to mini-bubbles in coastal areas. The latest reading on the Case-Shiller home price index showed nominal housing prices climbing at the fastest rate in three years, although as noted above, inflation-adjusted house prices remain below prior peaks. A prolonged period of house price increases above income gains would challenge our sanguine view of housing affordability. However, the Fed and the banking system are hyper-vigilant about excesses in the housing market, therefore, it is unlikely that another housing bubble will be tolerated. Bottom Line: Housing is a reliable leading indicator of economic activity. Spending on new construction will enhance growth in the coming year, allowing the economy to expand at a pace well above its long-term potential. Faster GDP growth will be accompanied by higher inflation and a more active Fed, especially relative to current market expectations. BCA expects global growth to be solid this year although there are signs that growth is peaking outside the U.S. Moreover, the U.S. economy appears to be generating positive momentum even before the effects of tax cuts fully kick in. This is why we expect 2018 to record strong EPS growth in the U.S., which will provide the equity market with a strong tailwind. Stay long stocks over bonds. John Canally, CFA, Senior Vice President U.S. Investment Strategy johnc@bcaresearch.com Mark McClellan, Senior Vice President The Bank Credit Analyst markm@bcaresearch.com 1 Please see BCA U.S. Investment Strategy Weekly Report "Opportunity," dated December 11, 2017, available at usis.bca.research.com. 2 http://www.cfosurvey.org/2018q1/press-release.html 3 https://www.abc.org/News-Media/Construction-Economics/Construction-Backlog-Indicator/entryid/13680/abc-s-construction-backlog-indicator-hits-a-new-high-2018-poised-to-be-a-very-strong-year-for-construction-spending 4 Please see BCA U.S. Investment Strategy Weekly Report "Opportunity," dated December 11, 2017, available at usis.bca.research.com. 5 Please see The Bank Credit Analyst Monthly Report, dated February 22, 2018, available at bca.bcaresearch.com. 6 Please see The Bank Credit Analyst Monthly Report, dated February 22, 2018, available at bca.bcaresearch.com.