Real Estate

Highlights Key Portfolio Updates Synchronized global economic growth is driving real yields higher and boosting equities (Chart 1). Meantime, core inflation remains muted which will ensure that Fed policy stays sufficiently accommodative (Chart 2). Outside of the U.S., monetary tightening cycles are kicking into high gear, and this will sustain downward pressure on the greenback for now (Chart 3). Easy financial conditions are a boon for S&P 500 profit margins, and a slow moving Fed suggests that investors will extrapolate this goldilocks equity scenario for a while longer (Chart 4). Almost all of the S&P 500's advance year-to-date has been earnings driven (Chart 5). Buoyant EPS breadth bodes well for additional gains, a message in line with our SPX profit model. In terms of how far the broad market can advance from current levels before the next recession hits, we posit three ways to SPX 3,000 (Table 1). The ongoing sector rotation is a healthy development, and is not a precursor to a more viscous and widespread correction (Chart 6). Historically, receding sector correlations represent fertile ground for the overall equity market (Chart 7). Our macro models are signaling that investors should position for a sustained rebound in economic growth. Our interest rate-sensitive models are coming out on top, deep cyclicals are attempting to trough, while defensives took a turn for the worse (Chart 8). Deep cyclical sectors are the most overvalued followed by early cyclicals, while defensives remain in undervalued territory. Interest rate sensitives have recently become overbought, while both deep cyclicals and defensives are in the oversold zone (Charts 9 & 10). The most attractive combination of macro, valuation and technical readings are in the financials and consumer discretionary sectors. The least attractive combinations are in materials, technology and utilities sectors. Prospects for a durable synchronized global economic growth, a coordinated tightening G10 central bank backdrop and cheapened U.S. currency warrant an early cyclical portfolio tilt, with the defensive/deep cyclical stance shifting to a more neutral setting. Chart 1Synchronized Global Growth Synchronized Global Growth Synchronized Global Growth Chart 2Muted Core Inflation Muted Core Inflation Muted Core Inflation Chart 3G10 Central Banks Map Cyclical Indicator Update Cyclical Indicator Update Chart 4Easy Financial Conditions Boost Margins Easy Financial Conditions Boost Margins Easy Financial Conditions Boost Margins Chart 5Buoyant Breadth Bodes Well Buoyant Breadth Bodes Well Buoyant Breadth Bodes Well Table 1SPX Dividend Discount Model Cyclical Indicator Update Cyclical Indicator Update SPX EPS & Multiple Sensitivity Cyclical Indicator Update Cyclical Indicator Update ERP Analysis Cyclical Indicator Update Cyclical Indicator Update Chart 6Healthy Rotation Healthy Rotation Healthy Rotation Chart 7Falling Correlations Boost The S&P 500 Falling Correlations Boost The S&P500 Falling Correlations Boost The S&P 500 Falling Correlations Boost The S&P500 Falling Correlations Boost The S&P 500 Chart 8Interest Rate Sensitives Come Out On Top Interest Rate Sensitives Come Out On Top Interest Rate Sensitives Come Out On Top Chart 9Underowned... Underowned... Underowned... Chart 10...And Undervalued Defensives ...And Undervalued Defensives ...And Undervalued Defensives Chart 11Earnings Growth Set To Accelerate Earnings Growth Set To Accelerate Earnings Growth Set To Accelerate Chart 12Consumers Are Feeling Flush Consumers Are Feeling Flush Consumers Are Feeling Flush Chart 13Improving Fundamentals Signal A Trough Improving Fundamentals Signal A Trough Improving Fundamentals Signal A Trough Chart 14Staples Remain The Household's Choice Staples Remain The Household's Choice Staples Remain The Household's Choice Chart 15Weaker Rents And Higher Vacancies Bode Ill Weaker Rents And Higher Vacancies Bode Ill Weaker Rents And Higher Vacancies Bode Ill Chart 16Profits Look Set To Downshift Strong Fundamental Support Profits Look Set To Downshift Strong Fundamental Support Profits Look Set To Downshift Chart 17Cyclical Recovery Driving Backlogs Lower Cyclical Recovery Driving Backlogs Lower Cyclical Recovery Driving Backlogs Lower Chart 18Margin Recovery Appears Priced In Margin Recovery Appears Priced In Margin Recovery Appears Priced In Chart 19Pricing Collapse Driving Earnings Decline Pricing Collapse Driving Earnings Decline Pricing Collapse Driving Earnings Decline Chart 20Productivity Declines Will##br## Keep A Cap On Valuations Productivity Declines Will Keep A Cap On Valuations Productivity Declines Will Keep A Cap On Valuations Chart 21Valuations At Risk##br## When Inflation Returns Valuations At Risk When Inflation Returns Valuations At Risk When Inflation Returns Feature S&P Financials (Overweight) Our financials cyclical macro indicator (CMI) has climbed to new cyclical highs, supported by broad-based improvement among its components. Firming employment data, historically a precursor to credit growth and capital formation, has been a primary contributor to the lift in the CMI. Importantly, a tight labor market has not yet driven sector costs higher, which bodes well for near term profits (Chart 11 on page 8). A budding revival in loan demand is corroborated by our bank loan growth model, which points to the largest upswing in credit growth of the past 30 years. Soaring consumer and business confidence, rising corporate profits and a potential capital spending revival underpin our loans and leases model (Chart 11 on page 8). Expanding housing prices, increased housing turnover and rebounding mortgage purchase applications support household capital formation (Chart 11 on page 8). A recent lift in share prices partially reflects this much-improved cyclical outlook. Still, the message from our valuation indicator (VI) is that there is significant running room. Our technical indicator (TI) has retreated from overbought levels, but remains solidly in the buy zone, setting the stage for the next leg up in the budding relative bull market. We expect sentiment to steadily improve, buoyed by deregulation moving closer to reality as a partial Dodd-Frank replacement passed the House. Chart 22 S&P Financials S&P Financials S&P Consumer Discretionary (Overweight) Our CMI has snapped back after a tough year, driven by improving real wage growth. Higher home prices, a tighter labor market and increasing disposable income have consumers feeling flush, which should boost discretionary outlays. Importantly, consumer deleveraging is far advanced with the debt service ratio hovering near decade lows (Chart 12 on page 9). Further, our Consumer Drag Indicator remains near its modern high, suggesting EPS gains will prove resilient (Chart 12 on page 9). Although somewhat expensive from a historical perspective, our VI remains close to the neutral zone, underscoring that profits will be the primary sector price driver. Our TI has fully recovered from oversold levels, and is flirting with the buy zone, underscoring additional recovery potential. We continue to recommend an overweight position, favoring the media-oriented sub-indices. Chart 23 S&P Consumer Discretionary S&P Consumer Discretionary S&P Energy (Overweight) Our CMI has recently ticked up from its all-time lows, and is now diverging positively from the share price ratio. Ongoing gains in domestic production, partially offset by a still-high sector wage bill, underlie the recent CMI uptick. The steepest drilling upcycle in recent memory is showing some signs of fatigue. Baker Hughes reported the first weekly decline in 24 weeks in the oil rig count for the week ending June 30th. At least a modest deceleration in shale oil production is likely. Encouragingly, U.S. crude oil inventories are contracting, which could presage a renormalization of domestic inventories, market share gains for domestic production and at least a modest rally in energy shares (Chart 13 on page 9). Our S&P energy sector relative EPS model echoes this cautiously optimistic industry backdrop, indicating a burgeoning recovery in sector earnings (Chart 13 on page 9). The TI has returned to deeply oversold levels, suggesting that an oversold bounce could soon occur at a time when valuations are gravitating back to earth. Chart 24 S&P Energy S&P Energy S&P Consumer Staples (Overweight) The consumer staples CMI has turned lower recently, held back by healthy economic data, particularly among confidence indicators. That should drive a preference for spending over saving after a long period of thrift, although a relative switch from staples into discretionary consumption has not yet taken firm hold. The savings rate has also stayed resilient, despite consumer euphoria (Chart 14 on page 10). The good news is that tamed commodity prices and a soft U.S. dollar should provide bullish offsets for this global-exposed (Chart 14 on page 10) and commodity-input dependent sector. A modestly weaker outlook for staples is more than reflected in our VI, which is still parked in undervalued territory. Technical conditions are completely washed out, signaling widespread bearishness, which is positive from a contrary perspective. Chart 25 S&P Consumer Staples S&P Consumer Staples S&P Real Estate (Neutral) Ongoing improvements in commercial & residential real estate prices continues to push our real estate CMI higher. However, the outlook for REITs has darkened; rents have crested while the vacancy rate found its nadir in 2016, suggesting further rent weakness on the horizon (Chart 15 on page 10). Further, bankers appear less willing to extend commercial real estate credit; declines in credit availability will directly impact REIT valuations. Our VI is consistent with our Treasury bond indicator, 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 26 S&P Real Estate S&P Real Estate S&P Health Care (Neutral) Our CMI has rolled over, driven by a steep decline in pharma pricing power (Chart 16 on page 11). In fact, the breadth of sector pricing power softness has spread, just as the majority of the industries we cover is enjoying a selling price revival. The divergence between the CMI and recent sector relative performance suggests that the latter has been mostly politically motivated, and may lack staying power. Worrisomely, the sector wage bill has spiked; in combination with a weaker top line, the earnings resilience of the sector could be at risk. Relative valuations remain appealing, but technical conditions are shaky, as our TI has bounced from oversold levels but is still in negative territory. Taken altogether, we would lean against the recent advance in relative performance. Chart 27 S&P Health Care S&P Health Care S&P Industrials (Neutral) The CMI has recovered smartly in the past couple of quarters, lifted mostly by a weaker U.S. dollar. The sector has moved laterally since the U.S. election. The improved export outlook is a positive, but a lack of response in hard economic data to the surge in confidence is a sizable offset. An inventory imbalance has largely unwound over the past six months, as durable goods orders are easily outpacing inventories, coinciding with a return of some pricing power to the sector (Chart 17 on page 11). Still, years of capacity growth in excess of production and the resulting low utilization rates mean that pricing gains may stay muted unless demand picks up substantially. Our valuation gauge is near the neutral zone, but there is a wide discrepancy beneath the surface, with construction & engineering trading cheaply and railroads and machinery commanding premium valuation multiples. Our TI has returned close to overbought levels, potentially setting the stage for another move higher. Chart 28 S&P Industrials S&P Industrials S&P Utilities (Neutral) Our CMI for the utilities sector remains in a long-term downtrend, albeit one with periodic countertrend moves. Most of the weakness in the CMI relates to external factors, such as robust leading indicators of global economic growth (Chart 18 on page 12). Encouragingly, the sector's wage bill has slowed from punitively high levels, and combined with improving pricing power should allow for some margin recovery (Chart 18 on page 12). Utilities have outperformed other defensive sectors, likely due to the expectation that the new U.S. administration's long-awaited tax reform will have outsized benefits to this domestic-focused industry. As a result, valuations have been creeping up, though not sufficiently enough to warrant an underweight position. Our TI has reversed its steep fall over the past year, but is unlikely to bounce through neutral levels in the absence of a negative economic shock. Ergo, our preferred strategy is to remain at benchmark, but look for tradable rally opportunities. Chart 29 S&P Utilities S&P Utilities S&P Telecom Services (Underweight) Our CMI for telecom services has moved laterally, as much-reduced wage inflation is fully offset by the sector's plummeting share of the consumer's wallet and extremely deflationary conditions (Chart 19 on page 12). Our sales model paints a much darker picture, pointing to double-digit topline declines for at least the next few quarters, owing to the plunge in pricing power deep into negative territory (Chart 19 on page 12). The sector remains chronically cheap, and has all the hallmarks of a value trap, as relative forward earnings remain in a relentless secular downtrend. It would take a recession to trigger a valuation re-rating. Our Technical Indicator has nosedived but, like the VI, cycles deep in the sell zone have not proven reliable indicators that a relative bounce is in the offing. Chart 30 S&P Telecommunication Services S&P Telecommunication Services S&P Materials (Underweight) Recent Fed rate hikes have driven down the CMI close to all-time lows. The sector has historically performed very poorly in tightening cycles owing to U.S. dollar appreciation and the ensuing strains on the emerging world. Weak signals from China have also helped take the steam out of what looked like a recovery in the CMI last year. Commodity-currencies have rallied, but not by enough to offset a relapse in pricing power and weak sector productivity (Chart 20 on page 13). The heavyweight chemicals group (comprising more than 73% of the index) continues to suffer; earnings growth relies heavily on global reflation, an elusive ingredient in the era of a globally synchronized tightening cycle. Sagging productivity warns that profitability will remain under pressure. Valuations have now spent some time in overvalued territory; without a recovery in earnings growth, a derating is a high probability outcome. Our TI has dipped into the sell zone, indicating a loss of momentum and downside relative performance risks. It would be highly unusual for the sector to stay resilient in the face of a negative TI reading. Chart 31 S&P Materials S&P Materials S&P Technology (Underweight) The technology CMI is in full retreat, driven by ongoing relative pricing power declines and new order weakness. However, the sector had been resilient, until recently, as a mini-mania in a handful of stocks and the previously red-hot semiconductor group have provided resilient support. That reflected persistently low inflation and a belief that interest rates would still low forever. After all, tech stocks thrive in a disinflationary/deflationary environment and suffer during inflationary periods (Chart 21 on page 13). Nevertheless, a recovering economy from the first quarter's lull and tight labor market suggest that an aggressive de-rating in sky-high valuations in previous juggernauts is a serious threat, especially if recent disinflation proves transitory. Our relative EPS model signals a profit slide this year. In the context of analyst estimates of double-digit earnings growth, sector downside risk is elevated. Our VI is not overdone, but that partly reflects the massive overshoot during the bubble years. Our TI is extremely overbought, suggesting that profit-taking is likely to persist. Chart 32 S&P Technology S&P Technology Size Indicator (Overweight Small Vs. Large Caps) Our size CMI has retraced some of its 2016 climb, but remains firmly above 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. Small company business optimism is near modern highs, as pricing and consumption vigor push domestic revenues higher. A smaller government footprint, i.e. fewer regulatory hurdles, and tax relief will disproportionately benefit SMEs. The prospect of trade barriers clearly favors the domestically focused small cap universe and underlie part of the post-election euphoria. Top line growth will need to persist if small businesses are to offset a higher wage bill, as labor looks more difficult to import and the economy pushes against full employment. Valuations have improved and the share price ratio has fully unwound previously overbought conditions. We expect the recent rally to gain steam.\ Chart 33 Style View Style View Anastasios Avgeriou, Vice President U.S. Equity Strategy & Global Alpha Sector Strategy anastasios@bcaresearch.com Chris Bowes, Associate Editor chrisb@bcaresearch.com

Dear Client, I am visiting clients this week, and as such there will be no Weekly Report. Instead, we are sending you this Special Report written by my colleague Jonathan LaBerge. Jonathan argues that while the recent acceleration of the Canadian economy is genuine, the rise in Canadian household debt-to-income over the past 16 years has been so large that a credit-driven downturn in spending is now virtually unavoidable over the long run. I hope you will find this report both interesting and informative. Best regards, Peter Berezin, Chief Strategist Global Investment Strategy Highlights The recent economic improvement in Canada is genuine. In isolation, this supports the Bank of Canada's decision to gradually raise interest rates. However, over the long run, the historical experience suggests that the substantial leverage of Canadian households will ultimately cause a serious credit-driven downturn. Several myths about Canada's housing market have obscured the true extent of its credit market imbalances, heightening the risk that policymakers will ultimately overplay their hand when tightening monetary conditions. There are multiple potential triggers that could eventually spark a credit-driven downturn in Canada, but none of them seem likely to have a major impact on the economy over the coming 6-12 months. Favor a pro-cyclical stance over the coming year, but look to shift to a bearish structural view at some point beyond the immediate investment horizon. Feature Several developments over the past few months have altered the outlook for the Canadian economy. However, these events have not had a consistent impact on the narrative for Canadian assets. Whereas a sharp rebound in real GDP growth and a hawkish pivot from the Bank of Canada have been signs of a strengthening economy, the crisis surrounding Home Capital Group (a Canadian non-bank mortgage lender) was an ominous sign for many investors concerned about the deeply imbalanced Canadian housing market.1 In this report we argue that the cyclical improvement in the Canadian economy is legitimate, and that the Bank of Canada is likely to move forward with gradual policy tightening following Wednesday's move. However, the rise in Canadian household debt-to-income over the past 16 years has been so large that a credit-driven downturn in spending is now virtually unavoidable over the long run, rather than a risk. We highlight how, in many ways, the imbalances in the Canadian housing market are even worse than the market narrative would suggest. We also provide a checklist of factors to monitor in order to judge when Canada's day of reckoning will arrive. For now, it does not appear to be imminent. From an investment standpoint, our conclusions imply that investors should pursue a "two-staged" approach when allocating to Canadian assets. Over the coming 6-12 months, a cyclical improvement in the economy means that Canadian risky asset prices and government bond yields are likely to rise, and we believe that this stage is worth playing. But over the secular horizon, the reverse is likely to unfold, meaning that a rally in Canadian assets over the coming year will create excellent "selling conditions" for investors looking to position for a bearish structural view. Economic Momentum Is Spurring Tighter Monetary Policy... The Bank of Canada is now back on a path towards tighter monetary policy, and a close examination of the Canadian economy, as well as our outlook for global oil inventories, supports the BoC's view: Real consumer spending picked up significantly in Q1, rising from 2.7% to 3.1% on a year-over-year basis. Chart 1 highlights that the rise in real spending has been supported by a rebound in employment growth and consumer confidence (the latter is at a 9-year high). On the employment side, Chart 1 also shows that the acceleration in job growth is not limited to provinces that are strongly associated with oil sands production. In fact, the chart shows that employment in Canada excluding Alberta and Saskatchewan has been in an uptrend since mid-2014, when fiscal and monetary policy began to respond to the shock from a collapse in the price of oil. All Canadian employment cylinders are now firing, given the job recovery in oil sands provinces. Real Canadian gross fixed capital formation turned positive in Q1 after a significant decline into negative territory, and a simple model based on business confidence, oil prices, and the Canadian dollar (stripped of its correlation with oil) suggests that it will continue to accelerate modestly over the coming year (Chart 2). Chart 1Genuine Signs Of A Stronger Economy Genuine Signs Of A Stronger Economy Genuine Signs Of A Stronger Economy Chart 2Further Gains In Investment Likely Further Gains In Investment Likely Further Gains In Investment Likely Chart 3 shows a model for oil prices, based on global industrial production, oil production, OECD oil inventories, and oil consumption in the major countries and China. If OPEC is successful in reducing inventories to their 5-year moving average, as BCA's commodity strategists expect, the model implies that oil prices will rise materially. This is likely to provide a tailwind for the Canadian economy, at least in nominal terms. While the pace of tightening is likely to be gradual because of the weakness in Canadian core inflation, Chart 4 suggests that the decline in inflation over the past few months may simply represent the correction towards more fundamentally-justified levels. The chart shows a model of core inflation based on lagged real core consumer spending and the Canadian dollar (as a proxy for imported inflation/deflation), and highlights that actual inflation has overshot the model value over the past three years. But the chart also shows that the fundamentally-justified level of core inflation remains in an uptrend, suggesting that recent weakness is likely temporary and is thus not an impediment to higher policy rates over the coming year. Chart 3Falling Inventories Will Be Bullish For Oil Falling Inventories Will Be Bullish For Oil Falling Inventories Will Be Bullish For Oil Chart 4The Dip In Core Inflation Is Temporary The Dip In Core Inflation Is Temporary The Dip In Core Inflation Is Temporary Bottom Line: The recent economic improvement in Canada is genuine and, in isolation, supports the Bank of Canada's decision to gradually raise interest rates. ...But It Will All Likely End In Tears Chart 5Higher Household Leverage Than In The U.S. Pre-Crisis Higher Household Leverage Than In The U.S. Pre-Crisis Higher Household Leverage Than In The U.S. Pre-Crisis While we agree that the Bank of Canada is on a path to gradually raise interest rates over the coming year and that the economy is currently in good shape, the odds are good that tighter policy (and/or other factors) will eventually inflict considerable damage to the Canadian economy via the housing market and its impact on highly leveraged consumers. In this regard, the pickup in Canadian economic growth likely represents a happy moment in an otherwise sad story. Chart 5 compares Canada's mortgage debt-to-disposable income, total household debt-to-GDP, and the total household debt service ratio to that of the U.S. The chart neatly illustrates the fundamental basis for a bearish secular outlook for the Canadian economy, which is that household debt levels have risen enormously since 2000, to a level that is worse today than in the U.S. in 2007. "So what?" ask some investors. Household debt levels vary significantly across countries, meaning that an elevated level of household debt-to-income does not necessarily spell economic doom. Chart 6 counters this point by showing the relationship between the historical change in household debt-to-GDP (y-axis) versus the starting point for the ratio (x-axis) during episodes of significant household leveraging. The change in debt-to-GDP is shown as a 10-year average of the year-over-year change in the ratio, in order to compare Canada's recent debt binge with other long-term booms in credit. In terms of very significant increases in household credit-to-GDP from an already above-average level, Chart 6 shows that Canada's experience (an average yearly increase of 3.3%) has been among the most severe cases. The chart also shows that while there are a few exceptions, other observations in the neighborhood of Canada's have had a strong tendency to be associated with harsh economic consequences once the credit binge has come to an end. In particular, while the chart shows that the countries at the center of the euro area sovereign debt crisis saw a more rapid rise in household debt-to-GDP than observed in Canada, this occurred from a lower base. When measuring the total change in household debt-to-GDP, Canada has experienced almost the same magnitude rise from 2000 to today as what occurred in Spain and Portugal during the last economic cycle. In terms of a comparison with the U.S., Chart 7 presents a long-term perspective on the inverse relationship between household credit growth and real per capita consumption in the U.S. The chart highlights that 10-year upcycles in household debt-to-GDP correlate well, with a lag, to 10-year downcycles in real per capita spending. Periods where the relationship is less tight have tended to be associated with less severe increases in household debt-to-GDP, suggesting that investors can be more confident that debt growth will eventually negatively impact consumer spending the stronger the credit binge has been. Chart 6The Historical Experience Of Household Leveraging Does Not Paint A Pretty Picture For Canada Canada: A (Probably) Happy Moment In An Otherwise Sad Story Canada: A (Probably) Happy Moment In An Otherwise Sad Story Chart 7Upcycles In Household Leveraging Correspond To Downcycles In Real Spending Upcycles In Household Leveraging Correspond To Downcycles In Real Spending Upcycles In Household Leveraging Correspond To Downcycles In Real Spending As a final point, Chart 7 underscores a sobering fact: The U.S. has only seen two instances of a 3% or greater average annual rise in household debt-to-GDP over the course of a decade: the first was in the 1920s, and the second was from 1998 to 2007. Clearly, in both cases the rise in debt ended very poorly for the U.S. economy. This, along with the prevalence of serious debt crises following credit binges similar in magnitude to Canada's experience, makes it clear that a credit-driven downturn in spending is a highly probable event for the Canadian economy over the long run, rather than a risk. Bottom Line: The available historical evidence suggests that the substantial leveraging of Canadian households that has already occurred will ultimately cause a serious credit-driven downturn. Debunking Some Housing Market Myths: It's Worse Than You Think Chart 816 Years Of Too-Easy Money 16 Years Of Too-Easy Money 16 Years Of Too-Easy Money The risk that the Bank of Canada will eventually "over-tighten" is magnified by the fact that there is still an ongoing debate within Canada about whether any housing market imbalances even exist. Many market participants still employ several arguments about the Canadian housing market that, at first blush, appear to mitigate the risk of serious long-term consequences of Canada's debt boom. But these arguments are flawed, and an in-depth review of these fallacies highlights the economic risk of higher interest rates. Myth #1 - Sustainable Demand And Affordability The first myth about Canada's housing market is that the rise in house prices and household debt is sustainable because of how long the boom has lasted without consequence. However, besides the ominous historical experience highlighted in Charts 6 and 7 above, Chart 8 makes it clear that the substantial build-up in Canadian household debt since 2000 has occurred primarily due to too-easy monetary policy, rather than legitimate housing market fundamentals. The chart presents Canadian household debt-to-GDP versus the Bank of Canada's target for the overnight rate. The dotted line in panel 2 is a Canadian version of the well-known Taylor rule of monetary policy, with panel 3 showing the difference between the actual policy rate and that prescribed by the rule. The chart shows that the rise in household debt-to-GDP began precisely when the policy rate fell below the Taylor rule, and that this gap has persisted for the past 16 years. We acknowledge that the Bank of Canada felt it was necessary to keep interest rates relatively low during the last economic cycle because of the persistent strength in the Canadian dollar (which acts to restrain exports). But whatever drag on growth that occurred from a strong currency was not large enough to prevent low interest rates from sparking an enormous rise in household leverage. Myth #2 - No Foreign Money Effect The second myth about the Canadian housing market is that there is no substantial effect on house prices from foreign money and that, by extension, foreign transaction taxes should be discouraged. To us, the issue is not the specific residency status of a particular buyer, but rather whether the housing market is being supported by an inflow of foreign capital. While data limitations make it difficult to prove with certainty that Canada has been struck with a tidal wave of capital from China (with Hong Kong acting as the conduit), Charts 9 and 10 show that the circumstantial evidence is overwhelming. The story that emerges from the charts is that the peak in Chinese real GDP growth in 2010 marked the beginning of significant capital outflow from the country, which appears to have moved through Hong Kong, and was perhaps accelerated by Xi Jinping's crackdown on cronyism that began in 2013. Panel 2 of Chart 9 shows that the average absolute value of Hong Kong's "net errors and omissions" line from the balance of payments spiked after mid-2010,2 as did Canada's "other investment liabilities" with a lag. Chart 10 shows that this period also saw a sharp rise in visitor arrivals to Canada from China and Hong Kong, a rise in the share of Canadian bank loans to nonresidents, and a meteoric rise in house prices in Vancouver and Toronto. Chart 11 presents data from Global Financial Integrity, a Washington-based think tank that tracks illicit financial flows globally. While the data is only available with a lag, the chart shows that GFI's estimate of illicit financial outflows from China has risen significantly following the global financial crisis, which is consistent with the narrative presented in Charts 9 and 10. Chart 9Very Strong Circumstantial Evidence... Very Strong Circumstantial Evidence... Very Strong Circumstantial Evidence... Chart 10...Of Foreign Capital Inflows ...Of Foreign Capital Inflows ...Of Foreign Capital Inflows Chart 11Clear Evidence Of Chinese Capital Flight Clear Evidence Of Chinese Capital Flight Clear Evidence Of Chinese Capital Flight Myth #3 - Tight Supply The third myth concerning Canadian housing is the argument that housing supply is tight, which justifies the exponential move in house prices. First, it should be noted that while residential investment as a share of GDP was indeed low in the late-1990s, it rose back to its long-term average within the first three years of the housing boom, and has recently risen to a 27-year high (Chart 12). A similar trend can be observed in housing starts and the number of unsold housing inventories. As such, it seems difficult to make the case that the extraordinary rise in house prices and household debt that we have observed over the past 16 years is ultimately due to scarce housing supply. Chart 13 makes this point more saliently, by presenting a scatterplot of the median house price-to-income ratio versus the population density of several major global markets. Ultimately, in any true market economy, genuine housing supply constraints must be related to high density or else there would be ample room to build additional housing units. Two points are noteworthy: Chart 12There Is No Supply Problem There Is No Supply Problem There Is No Supply Problem Chart 13'There's Nowhere To Build!': Yeah, Right! Canada: A (Probably) Happy Moment In An Otherwise Sad Story Canada: A (Probably) Happy Moment In An Otherwise Sad Story The median house price-to-income ratio for Toronto and Vancouver deviate enormously from the level that would be implied by their density given the relationship across global housing markets. Based purely on this analysis of relative density, Toronto and Vancouver house prices are 80% and 140% overvalued, respectively. Around the globe, the housing markets that appear to be the most overvalued relative to population density appear to be the geographically closest to China (Vancouver, Australia, Hong Kong, and the West Coast of the U.S.), which echoes our conclusions about foreign capital inflow above. Myth #4 - A Healthier Canadian Household Debt Distribution The fourth myth concerning Canadian housing is the idea that the household debt binge that we have observed has been a "healthier" rise than what occurred in the U.S. during the last economic cycle. The argument is that the rise in debt in the U.S. from 2001 - 2007 predominantly occurred among "subprime" borrowers, and that this is not occurring in Canada. Comparing Canada to the U.S. last cycle is difficult due to the lack of data on the distribution of Canadian household debt-to-income ratios by income percentile. However, some inferences can be drawn from the OECD's wealth distribution database, and they suggest that Canadian household debt is, in fact, quite concentrated. Chart 14 presents the relationship between the number of households with debt and the median debt-to-income ratio of indebted households, from 2010 to 2012 (depending on the observation). The chart shows that while only about half of Canadian households are indebted (in line with the average of the countries shown and below that of the U.S.), among those with debt the median debt-to-income ratio is substantially higher than most other countries. This is also reflected in Chart 15, which shows that Canada has a high rank of significantly indebted households as a share of all indebted households,3 more so that the U.S. Investors should note that Canada's rank today is likely to be higher than that shown in Chart 15, given that several other highly indebted countries (such as the Netherlands and Portugal) have actually experienced household deleveraging since 2010. Chart 14High Concentration... Canada: A (Probably) Happy Moment In An Otherwise Sad Story Canada: A (Probably) Happy Moment In An Otherwise Sad Story Chart 15...Of Household Indebtedness Canada: A (Probably) Happy Moment In An Otherwise Sad Story Canada: A (Probably) Happy Moment In An Otherwise Sad Story Myth #5 - The "CMHC Backstop" The fifth and final myth concerning Canadian housing is the fact that the economy is not significantly exposed to a housing market downturn because of the Canada Mortgage and Housing Corporation's mortgage insurance coverage protects Canadian banks. It is true that the CMHC can act as a backstop for the economy by helping to mitigate mortgage default losses. But Chart 16 highlights that there have been some substantial changes over the past few years in the CMHC's footprint in the mortgage market that casts significant doubt on whether it would be able to materially blunt the losses that are likely to occur from systemic mortgage defaults. First, the chart shows that while half of mortgages in Canada had CMHC insurance coverage in 2010, this has fallen by 14 percentage points in just six years (to 36%). This means that almost 2/3rds of Canadian mortgages are not CMHC-insured. Second, while the CMHC has been aggressive in building equity over the past several years (perhaps in anticipation of a significant housing bust!), this equity buffer is still small relative to its total loans (9%) and is fractional as a share of total Canadian residential mortgage credit (1.5%). As such, while we agree that the CMHC is an effective backstop against idiosyncratic risk in the mortgage market, it is simply too small to act as a credible buffer against large-scale losses. Bottom Line: Several myths about Canada's housing market have obscured the true extent of its credit market imbalances, heightening the risk that policymakers will ultimately overplay their hand when tightening monetary conditions. When Will The Party Come To An End? From our perspective, the most likely catalysts for a credit-driven downturn in spending are a reversal of the factors that drove the rise in household debt in the first place. Chart 17 presents a three-phase view of the rise in household debt-to-income since 2000, and summarizes the major drivers of rising leverage in each phase given our analysis above: persistently easy monetary policy (phase I), fiscal and monetary easing (phase II), and foreign capital inflow (phase III). Given this, higher interest rates, fiscal drag, and/or a shock to foreign capital would appear to be the most likely triggers for a credit-driven downturn: Chart 16A Substantially Lower CMHC Footprint A Substantially Lower CMHC Footprint A Substantially Lower CMHC Footprint Chart 17The Major Drivers Of Rising Household Leverage The Major Drivers Of Rising Household Leverage The Major Drivers Of Rising Household Leverage Higher Interest Rates: Tighter monetary policy is an obvious (and most likely) trigger for a major reversal in the Canadian housing market. It is not yet clear how aggressively the Bank of Canada will raise interest rates over the coming 6-12 months, but Chart 18 highlights that the household debt service ratio will quickly rise to a new high even if the Bank of Canada hikes rates by 150 bps over a two-year period, owing to the relatively short maturity of Canadian mortgage contract terms. Still, the chart shows that this does not occur until mid-2019 at the earliest. Fiscal Drag: IMF forecasts for Canada's cyclically-adjusted primary balance suggest that government spending and investment will remain a positive contributor to growth into next year (Chart 19). But beginning in 2019, fiscal policy is forecast to become a persistent drag on growth, and it is even possible that the sharp deceleration in fiscal thrust set to occur next year could act as the proximate cause of serious problems in the Canadian housing market. Chart 18Not An Imminent Threat, But Watch Out Not An Imminent Threat, But Watch Out Not An Imminent Threat, But Watch Out Chart 19Fiscal Drag Set To Begin In 2019 Fiscal Drag Set To Begin In 2019 Fiscal Drag Set To Begin In 2019 Chart 20Macroprudential Measures Didn't Kill The Vancouver Housing Market Macroprudential Measures Didn't Kill The Vancouver Housing Market Macroprudential Measures Didn't Kill The Vancouver Housing Market A Domestically-Driven Shock To Foreign Capital Inflow: Some investors have pointed with concern to dramatic declines in the sales-to-listings ratios in Vancouver and Toronto following foreign taxation announcements in these markets. We agree that the impact of new or existing macroprudential measures may eventually cause a severe fallout in the housing market, but for now the experience of Vancouver suggests that such an event is not imminent. Chart 20 presents the 3- and 12-month rate of change in Vancouver house prices, with the vertical line denoting the announcement of the foreign transaction tax. While it is clear that the tax sharply slowed the rate of appreciation in Vancouver house prices, it did not cause an outright decline (the 3-month rate of change only briefly turned negative before returning to positive territory). Cyclically, we would become more concerned were we to observe a combination of additional restrictions on foreign capital inflow, higher minimum down payment thresholds for houses priced at or below median levels, and a significantly lower allowable gross/total debt service ratio. An Externally-Driven Shock To Foreign Capital Inflow: We noted earlier in the report that there is strong circumstantial evidence showing that Canada's property market is benefiting from large capital inflows from China, with Hong Kong acting as the conduit. Given this, the Canadian housing market could be subject to a shock from exogenous changes in the flow of this capital, perhaps triggered by cyclical changes in China's economy or, more likely, actions by Chinese policymakers to materially slow the pace of capital flight. While it is very difficult on a high frequency basis to track whether the impact of foreign capital on Canada's housing market is growing or weakening, the indicators shown in Charts 9 and 10 on page 9 form the basis of our monitoring effort. The list above has focused on potential triggers that are specific to the factors that led to the build-up in Canadian household debt. Clearly there are additional macro factors that could trigger the onset of a major debt payback period in Canada, and chief among these would be the next U.S. or global recession. For example, we recently noted how continued tightening from the Fed could set the stage for a U.S. recession in 2019, which could easily trigger either a prolonged period of stagnant Canadian growth or an active deleveraging event.4 Bottom Line: There are multiple potential triggers that could eventually spark a credit-driven downturn in Canada, but none of them seem likely to have a major impact on the economy over the coming 6-12 months. Investment Implications Canadian household leverage has risen enormously over the past 16 years, and a detailed analysis of Canada's housing market shows that an eventual credit-driven downturn in spending is a highly probable event for the Canadian economy over the long run (rather than a risk). However, among the most probable triggers for a serious housing market shock, only higher interest rates are set to occur over the coming year. Given that monetary tightening will be gradual in its pace, it does not seem probable that a major downturn in spending is imminent. From an investment standpoint, these conclusions imply the following stance towards Canadian dollar assets over the coming 6-12 months: Overweight the Canadian dollar: The cyclical improvement in the Canadian economy, along with our bullish view on oil prices, suggests that the Canadian dollar is set to appreciate over the coming year. We acknowledge that our constructive view on oil prices is contrarian and that, for now, we are ahead of the market. Continued weakness in oil prices remains the chief risk to a bullish stance on the CAD. But our detailed analysis of the global oil market strongly implies that the current level of oil inventories is too high and is set to draw materially over the coming months, which will be undoubtedly positive for oil prices barring the development of a major global demand shock. Maintain Canadian equities on upgrade watch: Canadian equities have materially underperformed their global peers over the past six years, due to fairly significant de-rating from overvalued levels as well as a downtrend in relative 12-month forward earnings (mostly vs the U.S.; Chart 21). Relative performance in common-currency terms has also been hurt by a declining Canadian dollar. Looking out over the next year, there are at least some tentative signs to be optimistic about Canadian stocks. First, Chart 22 highlights that Canadian stocks are now moderately cheap relative to their global peers based on a composite valuation indicator. Second, our expectation of an uptrend in oil prices would likely bolster relative forward earnings, and could act as a re-rating catalyst for the broad market. Chart 21Multiples And Earnings Have Worked Against Canadian Stocks Multiples And Earnings Have Worked Against Canadian Stocks Multiples And Earnings Have Worked Against Canadian Stocks Chart 22No Longer Expensive No Longer Expensive No Longer Expensive Underweight Canadian bonds within a hedged global fixed-income portfolio: Canadian government bonds have recently underperformed their global peers, and this trend is likely to continue in response to tighter monetary policy. Over the longer term, the likelihood of a major credit-driven downturn in spending means that the secular investment implications for Canada are precisely the opposite of that described above. This means that investors should pursue a "two-staged" approach to investing in Canadian assets. The fact that the Canadian economy is currently accelerating and a significant reversal in the Canadian housing market does not seem to be imminent means that there is an opportunity for Canadian assets to potentially outperform (or underperform in the case of government bonds) over the coming 6-12 months. Such a period of cyclical improvement would likely (temporarily) dampen investor concerns about a major housing market correction, creating much better "selling conditions" for Canadian risky assets than from current levels. We acknowledge that the "two-stage" nature of this strategy is nuanced, and we have provided a checklist of potential triggers for the housing market in this report so that investors can gauge the likelihood that a material payback period is about to begin. We will continue to monitor both the cyclical improvement in the Canadian economy and the magnitude of imbalances in the household sector, and will provide investors with regular updates as they develop. Stay tuned! Bottom Line: Investors should pursue a "two-staged" approach when allocating to Canadian assets. Favor a pro-cyclical stance over the coming 6-12 months, but look to shift to a bearish structural view at some point beyond the immediate investment horizon. Jonathan LaBerge, CFA, Vice President Special Reports jonathanl@bcaresearch.com Appendix A A Quick Recap Of Home Capital: Not A Systemic Issue In April, the share price of Home Capital Group (a Canadian non-bank mortgage lender) collapsed by 75% in response to a major liquidity crisis for the firm. The crisis ultimately stemmed from a set of mortgage loans with falsified income documentation, which to many outside observers was strongly reminiscent of the aberrant practices of U.S. subprime lending institutions during the last cycle that eventually spawned the global financial crisis. However, as highlighted below, Home Capital Group's problems were largely idiosyncratic (i.e., not systemic) in nature: Home Capital's business model involves lending to Canadians who lack a stable credit history, but who are generally otherwise creditworthy (commonly referred to as "near-prime" borrowers). Since these borrowers subsequently build a credit history by staying current on their mortgage loans with Home Capital, they often switch to a big-five bank after the term of the loan is complete. As such, Home Capital faces substantial client retention challenges, which is an idiosyncratic income statement problem rather than a balance sheet problem with systemic implications. To combat the tendency of its loan book to shrink, in 2014 Home Capital increased the size of its sales force by partnering with a set of established mortgage brokers. Some of the loans that had been originated by these brokers had falsified income documentation, which led to an internal investigation. Following the investigation, the company failed to disclose the results to investors during a period where the company's operating performance was impacted by the fraud. This eventually led to enforcement action from the Ontario Securities Commission. The disclosure of enforcement, along with several other events (such as the termination of its CEO in late-March) severely eroded investor confidence in the firm and essentially caused a bank run. From a macro perspective, there are two important takeaways from this series of events. First, it is important to note that Home Capital experienced a liquidity rather than a solvency crisis. While the former can, of course, lead to the latter, the run on Home Capital did not occur because of deteriorating loan performance, unlike what occurred in the U.S. with the subprime market. Indeed, Home Capital's first quarter results show that net impaired loans as a percent of gross loans have continued to trend lower over the past several quarters (Chart A1). Second, the fact that Home Capital's mortgage book tends to shrink underscores the underlying creditworthiness of at least some of its borrowers, because these households would probably not be able to shift their mortgages to the big-five banks if loan qualification was an issue. As a final point, Chart A2 presents some perspective about the apparent prevalence of mortgage fraud in Canada by showing the number of U.S. mortgage loan fraud suspicious activity reports (SARs) in the lead-up to the subprime financial crisis. The chart not only shows the sharp rise in the number of SARs from 2002-2003 to 2007-2008, but it also shows that the volume of reports numbered in the tens of thousands. By contrast, Canadian news stories reporting on a rise in the number of mortgage fraud complaints in Canada quote a trivially small number of cases. For example, a recent article from the Vancouver Sun stated that British Colombia's Financial Institutions Commission statistics "show complaints roughly doubled from 109 in 2013 to about 200 in 2016, and about a third of complaints allege loan application fraud."5 Chart A1No Deterioration In Loan Performance Canada: A (Probably) Happy Moment In An Otherwise Sad Story Canada: A (Probably) Happy Moment In An Otherwise Sad Story Chart A2No Evidence That This Is Happening In Canada Canada: A (Probably) Happy Moment In An Otherwise Sad Story Canada: A (Probably) Happy Moment In An Otherwise Sad Story While it is technically correct to state that this is a doubling in the rate of fraud cases, it is from what appears to be an extremely small base. Adjusting by a factor of 10 to account for the difference in population, Canada would need to see 3,000-to-6,000 cases of mortgage fraud per year in order to be comparable to what occurred in the U.S. in the latter half of the housing market bubble. There is simply no evidence that mortgage fraud on this scale of magnitude is occurring. 1 See Appendix A on page 19 for a review of the Home Capital debacle and why concerns of systemic mortgage fraud are quite likely overblown. 2 If Hong Kong has been a conduit for capital flight from China, the flow of capital would only temporarily show up in Hong Kong's balance of payments. For example, one quarter of significant capital inflow might be followed by a quarter of significant capital outflow as the money enters from China and exits towards the rest of the world. As such, we use the absolute value of Hong Kong's net errors and omissions line to see whether the magnitude of the flow has increased. 3 Defined as having a debt-to-income ratio in excess of 3. 4 Please see Global Investment Strategy Weekly Report, "The Timing Of The Next Recession," dated June 16, 2017, available at gis.bcaresearch.com. 5 Sam Cooper, "Regulator Tracks The Rise In Mortgage Fraud Complaints In B.C. As House Prices Jump," Vancouver Sun, June 19, 2017. Strategy & Market Trends Tactical Trades Strategic Recommendations Closed Trades

Highlights The strong tailwinds behind China's recovery since early 2016 are likely to wane in the coming months. Diminishing reflationary forces will not immediately lead to a growth relapse, as the domestic economy has developed some self-feeding momentum. China's PPI inflation will continue to drift lower. Disinflation in PPI is less positive for the economy, but is not outright negative, unless PPI deflates. Odds are low that PPI will deflate anytime soon. Without a major growth relapse and PPI deflation, the upturn in the Chinese profit cycle should have further to run, which bodes well for asset prices - particularly for investable Chinese shares and corporate bonds. Feature China's GDP figures to be released next week will likely show that the economy continued to accelerate in the second quarter, as indicated by recent high-frequency macro indicators (Chart 1). Looking forward, the near-term outlook remains promising, but the strong tailwinds behind China's recovery since early 2016 are likely to wane in the coming months, which could lead to softer growth down the road. However, the Chinese economy has regained some self-sustaining momentum, which will allow it to glide at cruising speed without major growth difficulties. For investors, H-shares and onshore corporate bonds should continue to advance, aided by the profit cycle upturn and a largely accommodative policy setting over the next six to nine months. Chart 1Chinese GDP Likely Accelerated In Q2 Chinese GDP Likely Accelerated In Q2 Chinese GDP Likely Accelerated In Q2 Chart 2Exports And Monetary Conditions ##br##Drive Chinese Industrial Activity Exports And Monetary Conditions Drive Chinese Industrial Activity Exports And Monetary Conditions Drive Chinese Industrial Activity Tailwinds Are Waning... China's seemingly static GDP growth figures disguise much greater volatility in the underlying economy, especially in the industrial sector. The famed Keqiang index, named after China's incumbent premier which incorporates electricity consumption, railway transportation and bank lending, has shown dramatic swings in the past two decades (Chart 2). The index has roared back from rock bottom in late 2015 to currently a one sigma overshoot above its long-term trend, underscoring a sharp recovery in industrial activity. Some have attributed this to a massive dose of fiscal and monetary stimuli - we disagree. In our view, the swings in China's industrial sector performance can be fully explained by the performance of exporters and the country's Monetary Conditions Index (MCI). Our "Reflation Indicator," a combination of export growth and MCI, shows a very tight correlation with the Keqiang Index in the past several cycles. In other words, the rapid recovery in industrial activity since early 2016 was boosted by tailwinds from both accelerating export growth and easing monetary conditions. Currently, the tailwinds are likely passing maximum strength and will wane on both fronts going forward: Global demand appears to be in a synchronized upturn, which bodes well for Chinese exports. The manufacturing PMI new export orders component has been in expansionary territory for eight consecutive months and made a new recovery high in June, pointing to upside surprises in export growth in the near term. Looking further out, our model predicts export growth will likely peak out before the end of the year (Chart 3). After all, it is unrealistic to expect Chinese exports to always grow at double-digit rates - particularly with global trade having downshifted structurally post-global financial crisis. On monetary conditions, the depreciation of the trade-weighted RMB, a major reflationary force for the Chinese economy since late 2015, has stalled in recent weeks. Broad dollar weakness of late has failed to further push down the trade-weighted RMB - either because of the People's Bank of China's intervention, or because bearish bets on the RMB by investors are now off the table (Chart 4). Regardless, a stable RMB exchange rate decreases investors' anxiety on China's macro situation, but also reduces a reflationary source for the overall economy. Overall, recent changes in China's macro environment suggest growth tailwinds are diminishing, but have not yet become headwinds. This on margin is bad news for the economy, but should not lead to a significant growth slowdown. Chart 3Exports: Upside Is Limited Exports: Upside Is Limited Exports: Upside Is Limited Chart 4The RMB Is No Longer Falling The RMB Is No Longer Falling The RMB Is No Longer Falling ...But Growth Drivers Remain Largely In Place We expect Chinese business activity to remain reasonably buoyant going into the second half of the year. It is not realistic to expect growth figures, measured by year-over-year growth rates, to accelerate in perpetuity, but downside risks to the economy will stay low. Some major growth drivers in the economy remain largely in place. Looking at the consumer sector, the growth recovery and labor market improvement have significantly lifted consumer confidence, which historically is positive for retail sales (Chart 5). Chinese households are under-levered and over-saved, and improving confidence should on margin reduce savings and further boost consumption. Retail sales have already bottomed out and will likely accelerate. The corporate sector's inventory restocking cycle is likely still at an early stage, as the inventory component of the manufacturing Purchasing Managers' Index (PMI) surveys has never moved above 50 since 2012, underscoring increasingly lean stock of finished goods. Industrial firms' inventory levels relative to sales are still standing at close to record low levels (Chart 6). Going forward, inventory re-stocking may supercharge production, should new orders remain elevated. At a minimum, very lean inventory levels limit the downside in industrial production - even if the improvement in new orders stalls. Chart 5Consumer Spending Should Remain Strong Consumer Spending Should Remain Strong Consumer Spending Should Remain Strong Chart 6Inventory Restocking Has Further To Go Inventory Restocking Has Further To Go Inventory Restocking Has Further To Go Furthermore, China's capital spending cycle has likely bottomed out, especially among private enterprises and in the resource sectors. The corporate profit cycle recovery has continued to unfold, and business confidence has improved sharply - both of which are conducive for private sector expansion (Chart 7). There has been dramatic improvement in resource sector profits, which at a minimum will put a floor under the relentless contraction in capex these industries have experienced in recent years. Overall, it is premature to expect a major boom, but the case for a modest upturn in private capital spending continues to strengthen. Finally, the risk of a significant housing growth slowdown due to the government's tightening measures, a major concern among investors earlier this year, has abated. Home sales have cooled off due to local government restrictive policies, but developers' inventories have declined substantially following booming sales in previous years. Therefore, housing starts have continued to improve, which should lift real estate investment going forward (Chart 8). Anecdotal evidence suggests land purchases by developers have been buoyant. Meanwhile, developers' stocks have been outperforming the benchmark, which historically has led housing transactions. All of this means a sharp reduction in real estate investment is highly unlikely, at least from a cyclical point of view. Chart 7Private Sector Capex ##br##Will Likely Accelerate Private Sector Capex Will Likely Accelerate Private Sector Capex Will Likely Accelerate Chart 8Real Estate: Near Term Outlook Improving ##br##The Chain Reactions In Housing Real Estate: Near Term Outlook Improving The Chain Reactions In Housing Real Estate: Near Term Outlook Improving The Chain Reactions In Housing In short, we see limited downside risks in the Chinese economy in the near term. Diminishing reflationary forces will not immediately lead to a growth relapse, as the domestic economy has developed some self-feeding momentum. Will PPI Deflate Again? Chinese producer prices have quickly rolled over in the past several months, falling from a peak of 7.8% in February to 5.5% in June. Rising PPI last year was regarded as a key signpost of China's reflationary trend; in this vein, the latest deterioration in PPI indeed raises a red flag. Our model predicts that PPI inflation will likely drift even lower, reaching 3% before year end (Chart 9). We rely on our models to understand the trend rather than to make number forecasts. It now appears a sure bet that Chinese PPI will continue to surprise to the downside in the coming months. How investors will react to likely increasingly disappointing PPI numbers remains to be seen. Our sense is that disinflation in PPI is less positive, but is not outright negative, unless PPI deflates. For now, we see low odds that PPI will deflate anytime soon. Chart 9PPI Will Continue To Moderate PPI Will Continue To Moderate PPI Will Continue To Moderate Chart 10Industrial Goods Prices Are Fairly Robust Industrial Goods Prices Are Fairly Robust Industrial Goods Prices Are Fairly Robust A key reason for the rapid decline in PPI inflation is an increasingly unfavorable "base effect," where the year-over-year growth rate naturally tapers off after a period of rapid acceleration. In terms of levels, overall PPI should remain largely stable, according to our model. The recent softness in Chinese PPI largely reflects weakness in crude oil prices, while prices of most basic industrials prices have been fairly robust, including some products that are widely perceived as suffering chronic overcapacity (Chart 10). This suggests the weakness in PPI is fairly concentrated, and likely reflects the unique supply demand dynamics of the oil market, rather than a demand slowdown in the broader economy. More importantly, China's PPI deflation that lasted between February and June was to a large extent due to policy tightening by the Chinese authorities, which, together with weak global demand amplified strong deflationary pressures in the Chinese economy. This time around, the PBoC is highly unlikely to repeat the policy mistakes of draconian credit and monetary tightening. Even if the central bank intends to tighten policy, it will be a lot more cautious and data-dependent. We will follow up on this issue in the coming weeks. The bottom line is that falling PPI inflation should be closely monitored. For now, we expect continued disinflation rather than outright PPI deflation. Profits And Markets Without a major growth relapse and PPI deflation, the upturn in the Chinese profit cycle should have further to run, which bodes well for asset prices - particularly for investable Chinese shares and corporate bonds. For stocks, net earnings revisions of Chinese companies have been rising, confirming the profit cycle upturn (Chart 11). Even if profit growth rolls over along with other macro numbers, a profit contraction is unlikely. Meanwhile, Chinese stocks are among the cheapest of the major bourses (Chart 12), particularly H shares. Overall, Chinese stocks should continue to do well from a cyclical perspective, and will outperform global and EM peers. For bonds, we went long onshore corporate bonds after the sharp selloff earlier this year - namely because the selloff was entirely triggered by the authorities' liquidity tightening rather than corporate fundamentals. The upturn in the profit cycle should also improve the corporate sector's balance sheet, which should be good news for corporate bonds. This trade has been profitable so far, but we expect further narrowing in corporate bond spreads, as they are still elevated both compared with their global counterparts and their historical norms (Chart 13). Investors should hold. Chart 11Earnings Outlook ##br##Will Continue To Improve Earnings Outlook Will Continue To Improve Earnings Outlook Will Continue To Improve Chart 12Chinese Stocks Multiples ##br##Are Among The Lowest Globally Chinese Stocks Multiples Are Among The Lowest Globally Chinese Stocks Multiples Are Among The Lowest Globally Chart 13Chinese Corporate Bond Spreads Set ##br##To Narrow Further Chinese Corporate Bond Spreads Set To Narrow Further Chinese Corporate Bond Spreads Set To Narrow Further Yan Wang, Senior Vice President China Investment Strategy yanw@bcaresearch.com Cyclical Investment Stance Equity Sector Recommendations

REITs have marked time year-to-date, but recently operating conditions have downshifted a notch. Three key drivers argue for lightening up exposure on this newly formed S&P GICS1 sector. First, REITs have been unable to materially benefit from the 50bps fall in the 10-year Treasury yield from the mid-December peak to the mid-June trough. As the economy recovers from the first quarter lull, Treasury yields will resume their advance. This is a net negative for the fixed income proxy real estate sector (top panel). Second, real estate occupancy rates have crested and generationally high supply additions in the apartment space are all but certain to push vacancies higher still. The implication is that rental inflation will remain under intense downward pressure (middle panel). Finally, according to the Fed's latest Senior Loan Officer Survey, bankers are less willing to extend CRE credit. If banks continue to close the credit taps, CRE prices will suffer a setback (bottom panel). Net, we are trimming the niche S&P real estate sector to neutral and concurrently removing it from the high-conviction overweight list. Downgrade REITs Downgrade REITs

Highlights Portfolio Strategy The energy bear market is drawing to a close. Lift exposure to above benchmark. Firming refining operating conditions, at the margin, suggest that it no longer pays to underweight this energy sub-group. Book gains and lift to neutral. Softening profit fundamentals are weighing on the real estate outlook. Trim REITs to neutral. Recent Changes S&P Energy - Lift to overweight. S&P Oil & Gas Refining & Marketing - Upgrade to neutral, lock in profits of 14.3%. S&P Real Estate - Trim to neutral and remove from high-conviction overweight list. Table 1 SPX 3,000? SPX 3,000? Feature Equities wrestled to hold on to gains last week, fighting a spike in geopolitical tensions, synchronized global central bank hawkish rhetoric and sector rotation. Investors continued to shed tech stocks in favor of financials, pushing our recently initiated long financials/short tech pair trade return near double digits. Our view remains that a rotational correction is the dominant market theme. Nevertheless, on the eve of earnings season, profits will soon take center stage and serve as a catalyst for the overshoot equity phase to resume. Our sense is that before the end of the business cycle, there are high odds that the S&P 500 will hit the 3,000 mark. That does not mean it will be a straight line advance from here. Garden variety 5-10% corrections are all but inevitable. Rather, our point is that before the next recession hits late in the decade, the SPX can attain 3,000. How did we come up with this figure? We derived the S&P 500's peak cycle value using three different methods: Dividend Discount Model (DDM) Forward P/E and EPS growth sensitivity analysis Equity Risk Premium (ERP) Table 2SPX Dividend Discount Model SPX 3,000? SPX 3,000? Table 2 shows our DDM on the S&P 500. It assumes healthy dividend growth in 2017 and 2018. Our expectation of a 2019 recession drives a steep decline in dividends that year, followed by a slow climb in 2020 and 2021, in line with the 2009-2011 experience (Chart 1). 2022 is our terminal year when dividend growth settles at 6.6%, close to the long-term average. Our discount rate assumes a 3.2% 10-year Treasury yield and a 5% equity risk premium (the past decade's average, Chart 2). This discount rate mirrors the historical average corporate junk bond yield. This valuation model delivers an S&P 500 value of 2904. Chart 1Joined At##br## The Hip Joined At The Hip Joined At The Hip Chart 2FX10 ERP And The Economy##br## Are Inversely Correlated ERP And The Economy Are Inversely Correlated ERP And The Economy Are Inversely Correlated Alternatively, we examine the S&P 500's sensitivity to EPS growth rates and forward valuation multiples. If we use the street's 160.8 (or 10.6% implied CAGR) S&P 500 2019 EPS estimate and assign the current 12-month forward multiple as a starting point, Table 3 shows an S&P 500 value of just under 3,000. Downside risks look limited. Using this EPS forecast, even a 2-turn multiple contraction results in the S&P 500 appreciating 10% from here. Table 3SPX EPS & Multiple Sensitivity SPX 3,000? SPX 3,000? Lastly, a conservative ERP analysis reveals that SPX 3,000 is a realistic peak cycle estimate. Our assumptions include: a 200 bps ERP, a 3.2% 10-year Treasury yield and 160.8 SPX EPS. These assumptions result in an S&P 500 value of slightly over 3,000. How do we justify a decline in the ERP from its current level of 338 bps to our assumed 200 bps? G10 central banks are no longer putting out GFC-related fires; in fact, a slew of them are briskly turning from dovish to hawkish following the Fed's lead (Chart 3). As a result, a sustained decline in the ERP should follow as interest rates rise. Chart 3G10 Central Banks Map SPX 3,000? SPX 3,000? Chart 4Negative Correlation Is Re-Established Negative Correlation Is Re-Established Negative Correlation Is Re-Established The bottom panel of Chart 2 drives this point home. Since the history of SPX forward EPS data, the year-over-year change in the ERP has been almost perfectly inversely correlated with the ISM manufacturing index, i.e. an improving economy is synonymous with a receding ERP and vice versa. Lastly, keep in mind that a 200 bps ERP is still significantly higher than the 80 bps mean ERP that prevailed in the 1998-2007 decade (middle panel, Chart 2). The depreciating greenback is another source of support for our SPX 3,000 view. The yearlong positive correlation between the U.S. dollar and commodities has likely come to an end and the three plus decade inverse correlation has been re-established (Chart 4). As the cycle matures and enters its late stages, commodities and resource-related equities tend to pick up steam as profits rebound. Even energy stocks may catch a bid. Buy Energy Stocks... Energy equities are down roughly 20% year-to-date versus the broad market. In fact, the energy sector has broken down to a level last seen in 2004, when oil traded near $30/bbl (Chart 5). The three main culprits have been rising U.S. shale oil production, inventory accumulation, and investor doubts about whether all nations will comply with OPEC's mandated production cuts. While going overweight the energy space has been a "widow maker" trade recently, we are now tempted to take a punt on the S&P energy sector from the long side. There are tentative signs that this relative performance bear phase is drawing to a close. Three main drivers support our modestly sanguine view of energy stocks. First, as we mentioned above, the inverse correlation between the U.S. dollar and the commodity complex has been re-established after a one-year hiatus. Synchronized global growth suggests that a corresponding tightening interest rate cycle is brewing (Chart 3). Thus, there are high odds that a number of G10 central banks will hike rates later this summer or early this fall, now that the Fed has paved the path.1 As long as the greenback drifts lower, even energy stocks should catch a bid (Chart 6). Chart 5Crude Oil... Crude Oil... Crude Oil... Chart 6...And The Dollar Say Buy Energy Stocks ...And The Dollar Say Buy Energy Stocks ...And The Dollar Say Buy Energy Stocks Second, on the domestic operating front, the steepest drilling upcycle in recent memory is showing signs of fatigue. Baker Hughes reported the first weekly decline in 24 weeks in the oil rig count for the week ending June 30th. At least a modest deceleration in shale oil production is likely. Encouragingly, Cushing crude oil inventories are contracting on a year-over-year basis and OECD oil stocks appear poised to contract in late autumn/early winter (Chart 7). Predicting OPEC's compliance is tricky. However, BCA's Commodity & Energy Strategy service believes that little to no cheating will occur and in a worst case scenario Saudi Arabia will step in and curtail production were Libya and/or Iraq to pump oil above quota. Finally, our S&P energy sector Valuation Indicator has gravitated back to the neutral zone. Technicals are also washed out with our Technical Indicator breaching one standard deviation below its historical mean, a level that typically heralds a reversal (Chart 8). Recent anecdotes that the sell-side is throwing in the towel on their bullish oil forecasts for the remainder of the year are also contrarily positive. Chart 7Improving Supply Dynamics Improving Supply Dynamics Improving Supply Dynamics Chart 8S&P Energy Unloved And Fairly Valued Unloved And Fairly Valued Unloved And Fairly Valued Our newly introduced S&P energy sector relative EPS model encapsulates this cautiously optimistic industry backdrop (Chart 9). Simultaneously, the budding recovery in our S&P energy Cyclical Macro Indicator also signals that profits should best those of the overall market (second panel, Chart 8), giving us comfort to lift the S&P energy sector to a modest overweight position. ... As Refiners Are No Longer Cracking Under Pressure We are executing the upgrade to overweight in the broad energy sector via booking gains of 14.3% since inception in the S&P oil & gas refining & marketing sub-group and lifting exposure to neutral from underweight. It no longer pays to remain bearish on the pure play downstream energy business. Back in late September 2015, when we turned negative on refiners, we were anticipating a cyclical earnings downturn on the back of a refined product glut in this low margin / high volume industry. Fast forward to 2017 and that bearish profit view has materialized as relative EPS have fallen by roughly 60 percentage points from the most recent peak, and have only lately managed to stabilize (Chart 10). Chart 9EPS Model Waves Green Flag EPS Model Waves Green Flag EPS Model Waves Green Flag Chart 10Refining Profit Contraction Is Over Refining Profit Contraction Is Over Refining Profit Contraction Is Over If relative EPS have indeed troughed, then relative performance should soon find a bottom. Relative profit fortunes move with the ebb and flow of gasoline consumption. The latter is on the cusp of expanding for the first time since last November, heralding the same for relative profitability (bottom panel, Chart 10). Industry shipments tell a similar story. After recently bottoming at levels similar to those reached during the GFC, refinery shipments have staged a mini V-shaped recovery (top panel, Chart 11). Crack spreads have not collapsed to razor thin levels as the nearly eliminated Brent/WTI spread would suggest, but have remained resilient in the high-teens per barrel (third panel, Chart 11). Three forces are likely in play. First, not only is domestic gasoline demand underpinning refining margins, but petroleum products are also finding their way into foreign markets with net exports running at over 3 million bbl/day (bottom panel, Chart 11). Second, the U.S. dollar selloff since mid-December is making U.S. refined products more competitive in global markets. Finally, crude oil inventories are nearly 40% higher than gasoline inventories. Lower industry feedstocks represent a boost to refining margins (third, Chart 11). Nevertheless, we refrain from turning outright bullish on refiners. Refinery production hit all-time highs recently, refinery runs are climbing steadily and utilization rates are running hot north of 90%. Tack on, historically high refined products inventories and rising industry capacity growth and the profit backdrop darkens (Chart 12). Chart 11Three Positives... Three Positives... Three Positives... Chart 12...But Do Not Get Carried Away ...But Do Not Get Carried Away ...But Do Not Get Carried Away Netting it out, we expect a balanced refining profit outlook in the coming quarters. Bottom Line: Upgrade the S&P oil & gas refining & marketing index (PSX, VLO, TSO, MPC) to neutral and lock in profits of 14.3%. This also pushes the S&P energy index to an above benchmark allocation. Downgrade REITs We are making space for the energy sector upgrade to overweight via trimming the niche S&P real estate sector to neutral and concurrently removing it from the high-conviction overweight list. REITs have marked time year-to-date, but recently operating conditions have downshifted a notch. Three key drivers argue for lightening up exposure on this newly formed S&P GICS1 sector. First, REITs have been unable to materially benefit from the 50bps fall in the 10-year Treasury yield from the mid-December peak to the mid-June trough. As the economy recovers from the first quarter lull, Treasury yields will resume their advance. This is a net negative for the fixed income proxy real estate sector (top panel, Chart 13). Second, real estate occupancy rates have crested and generationally high supply additions in the apartment space are all but certain to push vacancies higher still. The implication is that rental inflation will remain under intense downward pressure (Chart 13). Worrisomely, credit quality in select commercial real estate (CRE) segments is deteriorating at the margin. The bottom panel of Chart 13 shows that retail and office delinquency rates have taken a turn for the worse, and represent a yellow flag. Finally, according to the Fed's latest Senior Loan Officer Survey, bankers are less willing to extend CRE credit. In fact, if one excludes the GFC spike, the tightening in CRE lending standards is near the two previous recessionary highs. If banks continue to close the credit taps, CRE prices will suffer a setback (Chart 14). Chart 13Time To Move To the Sidelines Time To Move To the Sidelines Time To Move To the Sidelines Chart 14Conflicting Signals Conflicting Signals Conflicting Signals Chart 15 puts the CRE price appreciation in historical perspective. Currently, CRE prices are on track to climb to two standard deviations above the long-term trend. Such exuberance is a cause for concern as it has historically marked the beginning of a corrective phase in CRE prices. Nevertheless, there are some positive offsets that prevent us from throwing in the towel in the S&P real estate sector. The tight labor market and accelerating industrial production explain the reacceleration in our REITs Demand Indicator, while the recent selloff in the bond market is a modest offset. If CRE appetite remains upbeat, this in turn suggests that CRE prices have a bit more room to run before reaching a cyclical peak (bottom panel, Chart 14). In addition, compelling relative valuations and washed out technicals argue against becoming overly bearish on REITs (Chart 16), as some of the bad news is already reflected in relative share prices. Chart 15An Historical Perspective An Historical Perspective An Historical Perspective Chart 16Positive Offsets Positive Offsets Positive Offsets Bottom Line: Trim the S&P real estate sector to neutral and remove it from the high-conviction overweight list. Anastasios Avgeriou, Vice President U.S. Equity Strategy & Global Alpha Sector Strategy anastasios@bcaresearch.com 1 Please see the June 30th, 2017 Foreign Exchange Strategy Service Special Report titled "Who Hikes Next?", available at www.bcaresearch.com Current Recommendations Current Trades Size And Style Views Favor small over large caps and stay neutral growth over value.

Highlights The Q2 earnings season will be above average and the BCA Earnings model predicts EPS growth to hit 18% later this year before moderating in 2018. Are the NIPA and S&P profit measures sending different signals? Business capital spending remains in an uptrend despite businesses' reluctance to spend ahead of changes in corporate tax policy. The commercial real estate sector (CRE) is beginning to show early signs of stress. Repealing Dodd-Frank faces procedural hurdles and would yield few political benefits, even for Republicans in an environment of populism. Feature Q2 Earnings Season Is Here Chart 1Strong Earnings Growth##BR##In 2017 Will Support Equities Strong Earnings Growth In 2017 Will Support Equities Strong Earnings Growth In 2017 Will Support Equities The Q2 earnings season will be above average and the BCA Earnings model predicts EPS growth to hit roughly 18% later this year on a 4-quarter moving total basis, before moderating in 2018 (Chart 1). The consensus is anticipating an 8% year-over-year increase in EPS in Q2 2017 versus Q2 2016, and 11% for 2017. Energy, technology, and financials, all are forecast to lead the way in earnings growth in Q2, but utilities and telecom will be the laggards. The favorable profit picture for Q2 and the rest of the year reflects the rebound in oil prices, which are expected to boost energy sector EPS by 671%. The positive picture also mirrors the sweet spot of rising top-line growth and still muted labor costs, which are driving a countercyclical rally in profit margins. The focus in Q2 for investors and corporate executives will be on the improving economic conditions in Europe and EM, the U.S. dollar and the sustainability of margins. Guidance from CEOs and CFOs on trends in 2H 2017 and beyond are more important than the actual Q2 results. Note that guidance can be tracked using Chart 2. Investors should guard against managements' over-optimism because earnings growth forecasts almost always move lower over time. Chart 22017 EPS Estimates Rebounding And 2018 Stable 2017 EPS Estimates Rebounding And 2018 Stable 2017 EPS Estimates Rebounding And 2018 Stable In Q2, firms with high overseas sales should benefit from the improved growth profile in Europe and Japan. Global GDP growth projections for this year and next have steadily escalated, in sharp contrast with prior years when forecasters have relentlessly lowered GDP estimates. On the other hand, the U.S. dollar should be a modest drag on earnings in Q2; the dollar is up 2% versus a year ago against a broad basket of currencies. Moreover, in the most recent Beige Book (May 31) mentions of a "strong dollar" were unchanged compared with a year ago, indicating that the stronger currency has faded as a primary concern of managements in recent months. Our view is that the dollar will appreciate by another 10%. This appreciation would trim EPS growth by roughly 2.5 percentage points, although most of this would occur in 2018 due to lagged effects. Another upleg in the dollar, on its own, should not provide a substantial headwind for the stock market. Indeed, the dollar would only climb in the context of robust U.S. economic growth and an expanding corporate top line. Investors are skeptical that margins can advance for the fourth consecutive quarter in Q2. Our view is that we are in a temporary sweet spot for margins and that should continue for the next quarter or two, but the secular "mean reversion" of margins will resume beyond that time. Bottom Line: Look for another solid performance for earnings and margins in Q2 and the rest of 2017, supporting our stocks-over-bonds stance for this year. However, investors should position their portfolios for decelerating earnings and compressed profit margins in 2018. Will The Real Profit Margin Stand Up While the markets focus on Q2 earnings, margins and corporate guidance for the next month or so, we take a broader view. For some time we have highlighted the importance of the mini-cycle in U.S. earnings growth; the corporate sector is in a catch-up phase following last year's profit recession, a trend that extends beyond the energy patch. EPS growth has surged this year on the back of slightly stronger sales and rising S&P 500 margins. The National Accounts (NIPA) data, on the other hand, paint a different picture. Earnings growth for the entire corporate sector fell sharply in the first quarter and margins continued to slide. If the NIPA data are telling the true story, then the equity market is in trouble because it suggests that the earnings outlook is much weaker than what is discounted in stock prices. There are many definitional differences that make it difficult to reconcile the NIPA and S&P data.1 Nonetheless, we can make some general observations. Chart 3 presents the four-quarter growth rate of NIPA profits2 and a proxy for aggregate S&P earnings. For the latter, we multiplied earnings-per-share by the divisor to obtain an estimate of the level of aggregate earnings in dollar terms (i.e. not on a per-share basis). The bottom panel of Chart 3 compares the level of profits, each indexed to be 100 in 2011 Q1. The charts highlight that while there have been marked differences in annual growth rates between the two measures, the levels were close to the same point in the first quarter of 2017. The dip in NIPA profit growth in Q1 was not reflected in the S&P measure. It appears that this is partly due to different profiles for profit growth in the energy and financials sectors. However, it does not appear that the difference in margins is linked to a significant divergence in aggregate profits. Most of the margin divergence is related to the denominator of the calculation (Chart 4). The NIPA denominator is corporate sector Gross Domestic Product (GDP). This is a value-added concept that is different from sales. It is not clear why, but GDP has grown much faster than sales since the end of 2014. We believe that the S&P data are painting a more accurate picture because sales are straight forward to measure, while value-added is complicated to construct. The slow growth of sales is not a bullish point for stocks. Nonetheless, it does not appear that financial engineering has distorted bottom-up company data to such an extent that the S&P data are falsely signaling strong profit growth. We expect the secular mean-reversion of margins to re-assert itself in the S&P data, perhaps beginning early in 2018. Nonetheless, the profit backdrop remains positive for stocks for now. The same is true in the Eurozone and Japan, where margins are also rising. It is worrying that a much of this year's advance in U.S. equity markets has been concentrated in only a few stocks, but that belies the breadth of the profit recovery (Chart 5). The proportion of S&P industry groups with rising earnings estimates is 75%, reflecting broad-based upgrades. Chart 3S&P And NIPA##BR##Profit Comparison S&P And NIPA Profit Comparison S&P And NIPA Profit Comparison Chart 4Denominator Explains##BR##S&P/NIPA Margin Divergence Denominator Explains S&P/NIPA Margin Divergence Denominator Explains S&P/NIPA Margin Divergence Chart 5Positive Earnings Revisions##BR##Are Broadly Based Positive Earnings Revisions Are Broadly Based Positive Earnings Revisions Are Broadly Based Such widespread participation is consistent with ongoing upward revisions to 12-month forward earnings estimates. Bottom Line: The solid earnings backdrop is why we remain overweight stocks versus bonds and cash. Stay extra vigilant for warning signs of a bear market in view of the poor valuations. Valuation has never been good leading indicator for bear markets, but it may provide information on the risks. Capital Spending Check Up Business capital spending remains in an uptrend. Investors are concerned that the below expectations readings on capex in recent months may be the start of a new trend for a significant part of the economy. We look at it another way. Managements are postponing investment decisions until they get more clarity on federal tax policy. In short, corporations are struggling with how much and when spend, rather than whether to invest at all. The key supports for sustained corporate spending remain despite the tepid May durable goods report. C&I loan growth has ticked back up and our model (based on non-residential fixed investment, small business optimism and the speculative-grade default rate) suggests lending is poised to move higher on a 12-month basis (Chart 6). Our research shows that sustainable capital spending cycles get underway only when businesses see evidence that consumer final demand is on the upswing. While consumer expenditures were soft (+1.1% annualized gain) in Q1, household spending in Q2 accelerated and is on track to post 3%+ growth. We expect household spending to continue to improve in the second half of 2017.3 Moreover, the recent readings on core durable goods orders and shipments show that the uptrend that began in mid-2016 persists, despite the recent monthly wiggles in the data (Chart 7). Chart 6Model Points To##BR##Further Improvement Model Points To Further Improvement Model Points To Further Improvement Chart 7Capital Spending##BR##Remains In An Uptrend Capital Spending Remains In An Uptrend Capital Spending Remains In An Uptrend CEO confidence recently soared to a 13-year high in Q1, adding to the positive backdrop for capex. The last reading on this survey was taken in the first quarter of 2017 when managements eagerly anticipated that business-friendly legislation was pending. The next survey (due in mid-July) may show a bit more restraint from CEOs given the lack of legislative progress in Washington (Chart 7, top panel). Bottom Line: The fundamentals supporting solid business spending remain in place. However, our positive capex outlook in the U.S. could be blemished if the Republicans fail to deliver on their promises to cut taxes and boost infrastructure spending. Stressing The Commercial Real Estate Market The commercial real estate sector (CRE) is beginning to show early signs of stress. The recent softening in CRE does not suggest that recession is imminent, but investors should understand whether a sustained drop in CRE prices poses a risk to the global financial system. At best, business spending on construction is coincident with the overall economy, but most often lags due to long lead times required on projects (Chart 8). Chart 8Commercial Real Estate Lags Commercial Real Estate Lags Commercial Real Estate Lags Our colleagues in the Global Investment Strategy service4 highlighted the risks to the CRE market, noting that CRE-related debt is rising, prices have surpassed pre-recessionary levels, vacancy rates outside of the industrial sector are bottoming, and rent growth is losing steam (Chart 9). Likewise, we share Boston Fed President Rosengren's5 concern that if CRE's recent tailwinds (muted inflation, low financing rates, declining unemployment rate, robust economic growth in the U.S. relative to overseas developed economies, and favorable demographics) turn to headwinds, then the impact on the market and the wider economy may have a disproportionate impact on CRE. The BCA Beige Book Real Estate Monitor corroborates a softening in recent quarters. The monitor takes the real estate (both commercial and residential) comments from each Beige Book and uses the approach outlined in our April 17 publication6 (Chart 10). Chart 9Commercial Real Estate##BR##Indicators Softening Commercial Real Estate Indicators Softening Commercial Real Estate Indicators Softening Chart 10Introducing The##BR##Beige Book CRE Monitor Introducing The Beige Book CRE Monitor Introducing The Beige Book CRE Monitor Stretched CRE valuations may exacerbate any price declines in CRE if the markets sense that the tide is turning. Falling prices may lead to a drop in the value of collateral-backing CRE loans, which in turn, could cause lenders to restrict credit in the sector and spark an additional downturn in prices. Moreover, Table 1 highlights the risk that GSE reform may cause two large holders of CRE debt to begin to curtail lending. Small banks have more absolute exposure to CRE loans than large banks, according to the table, and overall, banks' share of CRE lending (53%) is nearly four times as high as GSE's exposure. Table 1Holders Of Commercial Real Estate Loans Summer Stress Out Summer Stress Out CRE's risks are evident in the latest round of bank CCAR stress tests. The Fed modeled a 15% drop in CRE prices through Q4 2018 in its "adverse" scenario and a 35% drop in the same period in its "severely adverse" scenario. The Fed7 found that under these scenarios, common equity Tier 1 capital ratio at the participating firms would drop from 12.5% (Q4 2016) to 9.2% and 7.2% respectively by Q1 2019. Bottom Line: Commercial real estate has benefitted from a Fed-led tailwind since the end of the 2007-2009 recession. That said, some of the tailwinds are turning to headwinds and investors should be prepared for a reversal in this sector sometime in the second half of 2018 as economic and earnings growth slows, which could set the stage for a recession in 2019. That said, it is a positive sign for the economy that the commercial real estate sector is one of the few areas showing any signs of stress, implying that the conditions for a recession in the next 6 to 12 months remain low. Is Dodd-Frank Dead? The Republicans' Financial CHOICE Act, which would roll back key aspects of the landmark Dodd-Frank Wall Street reform, has hurdles to overcome before its passage through the U.S. Senate. Two of BCA's publications have examined the impact on consumers, investors and financial markets. BCA's Geopolitical Strategy8 service noted that Republicans want to overturn Dodd-Frank to increase the financial sector's profits, credit growth, economic growth and animal spirits. A repeal would also satisfy the Republicans' ideological goal to reduce state involvement, which grew due to the law. Also, the CBO estimates that the proposed rewrite would cut the budget deficit by a net $22.3 billion over 10 years, in line with the GOP's political bent. The CHOICE Act would create an "escape hatch" to allow banks to maintain a capital-to-asset ratio of over 10% to bypass Dodd-Frank regulations. Financial companies that do not meet the 10% leverage ratio could either raise funds or remain subject to Dodd-Frank oversight, including required capital ratios, stress tests, living wills and other regulations. Critically, the 10% leverage ratio for those banks that opt out of Dodd-Frank would not be calculated using risk-weightings for different assets (whereas Dodd-Frank requires both risk-weighted and non-risk-weighted capital ratios to be maintained). Therefore, banks that opt out would be able to take on greater risk while still fulfilling minimum capital requirements. The intent is to boost lending, earnings and growth. According to the Geopolitical Strategy, if the bill becomes law, U.S. banks comprising an estimated $1.5 trillion in assets would become less restricted and eligible to adopt riskier trading practices. The greatest impact will be in areas with a higher concentration of small community banks and credit unions. These banks, with under $10 billion in assets, face the most difficulty in meeting Dodd-Frank's requirements and yet tend to meet the 10% leverage ratio (Chart 11). Chart 11Banks With $1.5 Trillion Could Gain Risk Appetite Summer Stress Out Summer Stress Out Other aspects of the bill would: Repeal the FDIC's liquidation fund: The private sector would take over responsibility for managing liquidations. Eliminate the Volcker Rule: Banks would be able to trade riskier assets on their own accounts and forge closer relationships with private equity and hedge funds. Audit the Fed: The Government Accountability Office (GAO) would audit the Fed's board of governors and regional banks, including their handling of monetary policy. Reshape the Consumer Financial Protection Board: The agency would have its powers neutered and funding dependent on the Congress, rather than transfers from the Fed. Cut penalties for violating regulations. Chart 12Small Banks Benefit##BR##From Bank Deregulation Small Banks Benefit From Bank Deregulation Small Banks Benefit From Bank Deregulation Investors could capitalize on financial sector reform by favoring small U.S. bank equities over large bank stocks. The share price of small banks relative to large banks, which rallied in the aftermath of Trump's election only to subsequently fall back, has recently perked up (Chart 12). Relative earnings have been flat in the same period. If Dodd-Frank is partially watered down, then these banks should see earnings improve, and drive up their share prices. BCA's U.S. Equity Strategy is positive on global bank equities. In particular, U.S. banks have better fundamentals than their counterparts in Europe and Japan - more capital, higher net interest margins, lower or equal NPL ratios. They also stand to benefit from relatively faster rising interest rates. BCA's Fiscal Note Financial Sector Index suggests that the flow of legislative and regulatory proposals is becoming less onerous on the financial sector. Chart 13 is an aggregation of the favorability scores, which assess whether the bill would be favorable to the financial sector. It provides a snapshot of the regulatory environment for the financial sector at any point. Chart 13Financial Sector Scrutiny Softening Financial Sector Scrutiny Softening Financial Sector Scrutiny Softening Bottom Line: Repealing Dodd-Frank faces procedural hurdles and would yield few political benefits, even for Republicans in an environment of populism. However, a bill focused on lightening the regulatory load on small banks has a chance of passing if tacked on to the budget process. Large banks would remain subject to closer scrutiny and stricter international standards. The post-election rally for bank stocks is mostly over. Investors have an opportunity to favor small banks versus large ones. 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 The first problem is that the S&P data are expressed on a per-share basis. Moreover, the NIPA data adjusts for inventory and depreciation allowance. S&P margins are calculated using sales in the denominator, while we generally use GDP as the denominator for calculating NIPA profits. 2 The NIPA data shown include financials and profits earned overseas, as is the case for the S&P. 3 Please see BCA's U.S. Investment Strategy Weekly Report, "Still In The Sweet Spot", June 19, 2017, available at usis.bcaresearch.com. 4 Please see BCA's Global Investment Strategy Weekly Report "The Timing Of The Next Recession," published June 16, 2017, available at gis.bcaresearch.com. 5 "Trends In Commercial Real Estate", Eric S. Rosengren, at Risk Management for Commercial Real Estate Financial Markets Conference, NYU Stern School of Business, May 9, 2017. 6 Please see BCA's U.S. Investment Strategy Weekly Report, "The Great Debate Continues", published April 17, 2017, available at usis.bcaresearch.com. 7 https://www.federalreserve.gov/publications/files/2017-ccar-assessment-framework-results-20170628.pdf 8 Please see BCA's Geopolitical Strategy Weekly Report "How Long Can The "Trump Put" Last?," published June 14, 2017, available at gps.bcaresearch.com.

Highlights Economic Outlook: Global growth will remain strong over the next 12 months, but will start to slow in the second half of 2018, potentially setting the stage for a recession in 2019. Overall Strategy: Investors should overweight equities and spread product for now. However, be prepared to pare back exposure next summer. Fixed Income: Maintain below benchmark duration exposure over the next 12 months. Underweight U.S. Treasurys, stay neutral Europe, and overweight Japan. Equities: Remain overweight developed market equities relative to their EM peers. Within the DM sphere, favor the euro area and Japan over the U.S. in local-currency terms. In the EM universe, Chinese H-shares have significant upside. Currencies: The selloff in the dollar is overdone. The broad trade-weighted dollar will appreciate by 10% before peaking in mid-2018. The yen still has considerable downside against the dollar, as does the euro. Commodities: Oil will rally over the coming months as global inventories decline. Gold will continue to struggle, before exploding higher towards the end of this decade. Feature I. Global Macro Outlook End Of The Global Manufacturing Recession Global growth estimates have been trending higher over the past 12 months, having bottomed last summer. Ironically, the collapse in oil prices in late 2014 was both the main reason for the deterioration in global growth as well as its subsequent rebound. Plunging oil prices led to a massive decline in capital spending in the energy sector and associated industries. In the U.S., energy capex dropped by 70% between Q2 of 2014 and Q3 of 2016. The economic fallout was even more severe in many other economies, especially emerging markets such as Russia and Brazil. The result was a global manufacturing recession and a pronounced slump in international trade (Chart 1). When thinking about oil and the economy, the distinction between levels and rates of change is important: While rapidly falling oil prices tend to be bad for global growth, lower oil prices are good for it. By the middle of 2016, the damage from the oil crash had largely run its course. What was left was a massive windfall for households, especially poorer ones who spend a disproportionate share of their paychecks at the pump. Industries that use oil as an input also benefited. Simply put, the oil crash went from being a bane to a boon for the global economy. A Solid 12-Month Outlook We expect global growth to remain firm over the next 12 months. Financial conditions in most countries have eased substantially since the start of the year thanks to rising equity prices, lower bond yields, and narrower credit spreads (Chart 2). Our empirical analysis suggests that easier financial conditions tend to lift growth with a lag of 6-to-9 months (Chart 3). This bodes well for activity in the remainder of this year. Chart 1The Manufacturing Recession Has Ended The Manufacturing Recession Has Ended The Manufacturing Recession Has Ended Chart 2Financial Conditions Have Eased Globally Financial Conditions Have Eased Globally Financial Conditions Have Eased Globally A number of "virtuous cycles" should amplify the effects of easier financial conditions. In the U.S., a tight labor market will lead to faster wage growth, helping to spur consumption. Rising household spending, in turn, will lead to lower unemployment and even faster wage growth. Strong consumption growth will also motivate firms to expand capacity, translating into more investment spending. Chart 4 shows that the share of U.S. firms planning to increase capital expenditures has risen to a post-recession high. Chart 3Easier Financial Conditions Will Support Growth Easier Financial Conditions Will Support Growth Easier Financial Conditions Will Support Growth Chart 4U.S. Firms Plan To Boost Capex U.S. Firms Plan To Boost Capex U.S. Firms Plan To Boost Capex The euro area economy continues to chug along. The purchasing manager indices (PMIs) dipped a bit in June, but remain at levels consistent with above-trend growth. The German Ifo business confidence index hit a record high this week. Corporate balance sheets in the euro area are improving and credit growth is accelerating. This is helping to fuel a rebound in business investment (Chart 5). The fact that the ECB has no intention of raising rates anytime soon will only help matters. As inflation expectations begin to recover, short-term real rates will fall. This will lead to a virtuous circle of stronger growth, and even higher inflation expectations. The Japanese economy managed to grow by an annualized 1% in the first quarter. This marked the fifth consecutive quarter of positive sequential growth, the longest streak in 11 years. Exports are recovering and both the manufacturing and non-manufacturing PMIs stand near record-high levels (Chart 6). Chart 5Euro Area Data Remain Upbeat Euro Area Data Remain Upbeat Euro Area Data Remain Upbeat Chart 6Japanese Economy Is Rebounding Japanese Economy Is Rebounding Japanese Economy Is Rebounding Chart 7China: Slight Slowdown, But No Need To Worry China: Slight Slowdown, But No Need To Worry China: Slight Slowdown, But No Need To Worry The Chinese economy has slowed a notch since the start of the year, but remains robust (Chart 7). Real-time measures of industrial activity such as railway freight traffic, excavator sales, and electricity production are rising at a healthy clip. Exports are accelerating thanks to a weaker currency and stronger global growth. Retail sales continue to expand, while the percentage of households that intend to buy a new home has surged to record-high levels. The rebound in Chinese exports and industrial output is helping to lift producer prices. Higher selling prices, in turn, are fueling a rebound in industrial company profits (Chart 8). A better profit picture should support business capital spending in the coming months. Meanwhile, the Chinese government's "regulatory windstorm" - as the local press has called it - has largely bypassed the real economy. In fact, medium and long-term lending to nonfinancial corporations, a key driver of private-sector capital spending and physical commodity demand, has actually accelerated over the past eight months (Chart 9). Chart 8China: Higher Selling Prices Fueling A Rebound In Profits China: Higher Selling Prices Fueling A Rebound In Profits China: Higher Selling Prices Fueling A Rebound In Profits Chart 9China: Credit To The Real Economy Is Accelerating China: Credit To The Real Economy Is Accelerating China: Credit To The Real Economy Is Accelerating All Good Things Must Come To An End We remain optimistic about global growth over the next 12 months. Unfortunately, things are likely to sour in the second half of 2018, possibly setting the stage for a recession in the U.S. and several other countries in 2019. The odds of a recession rise when economies approach full employment (Chart 10). The U.S. unemployment rate now stands at 4.3% and is on track to break below its 2000 low of 3.8% next summer. A cursory look at the data suggests that the unemployment rate is usually either rising or falling (Chart 11). And once it starts rising, it keeps rising. In fact, there has never been a case in the postwar era where the three-month average of the unemployment rate has risen by more than one-third of a percentage point without a recession ensuing. Chart 10Recessions Become More Likely When The Labor Market Begins To Overheat Third Quarter 2017: Aging Bull Third Quarter 2017: Aging Bull Chart 11Even A Small Uptick In The Unemployment Rate Is Bad News For The Business Cycle Even A Small Uptick In The Unemployment Rate Is Bad News For The Business Cycle Even A Small Uptick In The Unemployment Rate Is Bad News For The Business Cycle Modern economies contain numerous feedback loops. When unemployment starts increasing, this fuels a vicious cycle where rising joblessness saps confidence and incomes, leading to less spending and even higher unemployment. History suggests that it is almost impossible to break this cycle once it starts. The Fed is well aware of the risks of letting the unemployment rate fall to a level where it has nowhere to go but up. Unfortunately, calibrating monetary policy in a way that achieves a soft landing is easier said than done. Changes in monetary conditions affect the economy with a lag of about 12-to-18 months. Once it has become obvious that a central bank has either loosened or tightened monetary policy too much, it is often too late to right the ship. The risks of a policy error are particularly high in today's environment where there is significant uncertainty about the level of the long-term neutral rate. Question marks about the future stance of fiscal policy will also complicate the Fed's job. We expect the Trump administration to succeed in passing legislation that cuts both personal and corporate income taxes later this year or in early 2018. The bill will be "fully funded" in the sense that there will be offsetting spending cuts, but these will be back-loaded toward the end of the 10-year budget window, whereas the tax cuts will be front-loaded. This will generate a modest amount of fiscal stimulus over the next few years. That being said, the proposed changes to health care legislation could more than neutralize the effects of lower tax rates. The Senate bill, as currently worded, would lead to substantial cuts to Medicaid relative to existing law, as well as deep cuts to insurance subsidies for many poor and middle-class families. Our base case is that Republicans in Congress fail to pass a new health care bill, thus leaving the Affordable Care Act largely unscathed. However, if they succeed, the overall stance of federal fiscal policy would likely shift from being somewhat accommodative, on net, to somewhat restrictive. This would expedite the timing of the recession. How Deep A Recession? If the U.S. does succumb to a recession in 2019, how bad will it be? Here, there is both good news and bad news. The good news is that financial and economic imbalances are not as severe today as those that existed in the lead-up to the past few recessions. The Great Recession was preceded by a massive housing bubble, associated with overbuilding and a sharp deterioration in mortgage lending standards (Chart 12). Today, residential investment stands at 3.9% of GDP, compared to a peak of 6.6% of GDP Q1 of 2006. Lending standards, at least judging by FICO scores, have remained fairly high over the course of the recovery. In relation to income and rents, home prices are also much lower today than they were a decade ago. Likewise, the massive capex overhang that preceded the 2001 recession is largely absent at present. Chart 12No New Bubble In The U.S. Housing Sector No New Bubble In The U.S. Housing Sector No New Bubble In The U.S. Housing Sector Chart 13Consumer Credit: Making A Comeback... Consumer Credit: Making A Comeback... Consumer Credit: Making A Comeback... The bad news is that cracks in the economy are starting to form. In contrast to mortgage debt, student debt has gone through the roof and auto loans are nearly back to pre-recession levels as a share of disposable income (Chart 13). Not surprisingly, this is starting to translate into higher default rates (Chart 14). The fact that this is happening when the unemployment rate is at the lowest level in 16 years is a cause for concern. Meanwhile, the ratio of corporate debt-to-GDP has risen above 2000 levels and is closing in on its 2007 peak (Chart 15). Chart 14...With Defaults Starting To Rise In Some Categories ...With Defaults Starting To Rise In Some Categories ...With Defaults Starting To Rise In Some Categories Chart 15U.S. Corporate Sector Has Been Feasting On Credit U.S. Corporate Sector Has Been Feasting On Credit U.S. Corporate Sector Has Been Feasting On Credit We are particularly worried about the health of the commercial real estate (CRE) market. CRE prices currently stand 7% above pre-recession levels in real terms, having risen by a staggering 82% since the start of 2010 (Chart 16). U.S. financial institutions hold $3.8 trillion in CRE loans, $2 trillion of which are held by banks. As a share of GDP, the outstanding stock of CRE bank loans in most categories is near pre-recession levels (Chart 17). Chart 16Commercial Real Estate Prices Have Surpassed Pre-Recession Levels Commercial Real Estate Prices Have Surpassed Pre-Recession Levels Commercial Real Estate Prices Have Surpassed Pre-Recession Levels Chart 17CRE Debt Is Rising CRE Debt Is Rising CRE Debt Is Rising The retail sector is already under intense pressure due to the shift in buying habits towards E-commerce. Vacancy rates in the apartment sector have started to tick higher and rent growth has slowed (Chart 18 and Chart 19). The number of apartment units under construction stands at a four-decade high, despite a structurally subdued pace of household formation (Chart 20). Most of these units are likely to hit the market in 2018, which will result in a further increase in vacancy rates. Vacancies in the office sector are also likely to rise, given the recent increase in the number of new projects in the pipeline. On the flipside, demand growth for new office space is set to weaken, as a tighter labor market leads to slower payroll gains. Chart 18Vacancy Rates Are Bottoming Outside The Industrial Sector... Vacancy Rates Are Bottoming Outside The Industrial Sector... Vacancy Rates Are Bottoming Outside The Industrial Sector... Chart 19...While Rent Growth Is Losing Steam ...While Rent Growth Is Losing Steam ...While Rent Growth Is Losing Steam If vacancy rates across the CRE sector start rising in earnest, real estate prices will fall, leading to a decline in the value of the collateral backing CRE loans. This could prompt lenders to pull back credit, causing prices to fall further. Seasoned real estate investors are no strangers to such vicious cycles, and if the next one begins late next year when growth is slowing because the economy is running out of spare capacity and financial conditions are tightening, it would further add to the risks of a recession. Chart 20Apartment Supply Is Surging, But Will There Be Enough Demand? Apartment Supply Is Surging, But Will There Be Enough Demand? Apartment Supply Is Surging, But Will There Be Enough Demand? Gauging The Global Spillover Effects What repercussions would a U.S. recession have for the rest of the world? Simply based on trade flows, the answer is "not much." U.S. imports account for less than 5% of global ex-U.S. GDP. Thus, even a significant decline in U.S. spending abroad would not make much of a dent in overseas growth. More worrisome are potential financial spillovers. As the IMF has documented, these have been the dominant drivers of the global business cycle in the modern era.1 Chart 21Global Debt Levels Are Still High Third Quarter 2017: Aging Bull Third Quarter 2017: Aging Bull Correlations across global markets tend to increase when risk sentiment deteriorates. Thus, if U.S. stocks buckle in the face of rising recessionary risks, risk assets in other economies are sure to suffer. The fact that valuations are stretched across so many markets only makes the problem worse. A flight towards safety could trigger a pronounced decline in global equity prices, wider credit spreads, and lower property prices. This, in turn, could lead to a sharp decline in household and corporate net worth, resulting in tighter financial conditions and more stringent lending standards. Elevated debt levels represent another major source of vulnerability. Total debt as a share of GDP is greater now than it was before the Great Recession in both advanced and emerging markets (Chart 21). High debt burdens will prevent governments from loosening fiscal policy in countries that are unable to issue their own currencies. The monetary transmission mechanism also tends to be less effective in the presence of high debt. This is especially the case in today's environment where the zero lower-bound on nominal interest rates remains a formidable challenge. The presence of these fiscal and monetary constraints implies that the severity of the next recession could be somewhat greater than one might expect based solely on the underlying causes of the downturn. II. Financial Markets Overall Strategy The discussion above implies that the investment outlook over the next few years is likely to be of the "one step forward, two steps back" variety. The global economy is entering a blow-off stage where growth will get better before it gets worse. We are bullish on global equities and spread product over the next 12 months, but expect to turn bearish on risk assets next summer. Until then, investors should position for a stronger dollar and higher bond yields. We recommend a slight overweight allocation to developed market equities over their EM peers. Within the DM sphere, we favor the euro area and Japan over the U.S. in local-currency terms. In the EM universe, Chinese H-shares stand out as offering an attractive risk-reward profile. Comparing government bonds, we are underweight U.S. Treasurys, neutral on European bonds, and overweight Japan. These recommendations are broadly in line with the output of our in-house quantitative models (Table 1 and Chart 22). Table 1BCA's Tactical Global Asset Allocation Recommendations* Third Quarter 2017: Aging Bull Third Quarter 2017: Aging Bull Chart 22Message From Our U.S. Stock Market ##br##Timing Model Third Quarter 2017: Aging Bull Third Quarter 2017: Aging Bull Equities Earnings Are Key Earnings have been the main driver of the global equity bull market. In fact, the global forward P/E ratio has actually declined slightly since February, despite a 3.9% gain in equity prices (Chart 23). Strong global growth should continue to boost corporate earnings over the next 12 months. Consensus bottom-up estimates call for global EPS to expand by 14% in 2017 and a further 11% in 2018. The global earnings revision ratio moved into positive territory earlier this year for the first time in six years (Chart 24). Chart 23Earnings Have Been The Main Driver ##br##Of The Global Equity Bull Market Earnings Have Been The Main Driver OfThe Global Equity Bull Market Earnings Have Been The Main Driver OfThe Global Equity Bull Market Chart 24Global Earnings Picture ##br##Looks Solid Global Earnings Picture Looks Solid Global Earnings Picture Looks Solid Global monetary conditions generally remain favorable. Our U.S. Financial Conditions Index has loosened significantly. Historically, this has been a bullish signal for stocks.2 Excess liquidity, which we define as M2 growth less nominal GDP growth, is also still well above the zero line, a threshold that has warned of a downturn in stock prices in the past. Chart 25Individual Investors Are Not Overly Bullish On U.S. Equities But... Individual Investors Are Not Overly Bullish On U.S. Equities But... Individual Investors Are Not Overly Bullish On U.S. Equities But... Sentiment is stretched, but not excessively so. The share of bullish respondents in the AAII's weekly poll of individual investors stood at 29.7% this week (Chart 25). This marked the 18th consecutive week that optimism has been below its long-term average. Market Vane's survey of traders and Yale's Investor Confidence index paint a more complacent picture, as do other measures such as the VIX and margin debt (Chart 26). Nevertheless, as long as earnings continue to grow and monetary policy remains in expansionary territory, sentiment can remain elevated without being a significant threat to stocks. Overweight The Euro Area And Japan Over The U.S. Regionally, earnings revisions have been more positive in Europe and Japan than in the U.S. so far this year. Net profit margins are also lower in Europe and Japan, which gives these two regions more room for catch-up. Moreover, unlike the Fed, neither the ECB nor the BoJ are likely to raise rates anytime soon. As we discuss in greater detail in the currency section of this report, this should lead to a weaker euro and yen, giving European and Japanese exporters a further leg up in competitiveness. Lastly, valuations are more favorable in the euro area and Japan than in the U.S., even if one adjusts for differing sector weights across the three regions (Chart 27). Chart 26...There Are Signs Of Complacency ...There Are Signs Of Complacency ...There Are Signs Of Complacency Chart 27U.S. Valuations Seem Stretched Relative ##br##To Other Bourses Third Quarter 2017: Aging Bull Third Quarter 2017: Aging Bull Mixed Outlook For EM Earnings growth in emerging markets has accelerated sharply. Bottom-up estimates imply EPS growth of 20% in 2017 and 11% in 2018 for the EM MSCI index. Our EM strategists believe this is too optimistic, given the prospect of a stronger dollar, high debt levels across the EM space, poor corporate governance, and the lack of productivity-enhancing structural reforms. These problems warrant a slight underweight to emerging markets in global equity portfolios. Nevertheless, considering the solid backdrop for global growth, EM stocks should still be able to deliver positive real total returns over the next 12 months. Within the EM space, we favor Russia, central Europe, Korea, Taiwan, India, Thailand, and China. Chinese H-shares, in particular, remain quite attractive, trading at only 7.1-times forward earnings and 1.0-times book value. Favor Cyclicals Over Defensives ... For Now Looking at global equity sectors, upward revisions have been largest for industrials, materials, financials, and real estate. Revisions for energy, health care, and telecom have been negative. We expect cyclical stocks to outperform defensives over the next 12 months. Energy stocks will move from being laggards to leaders, as oil prices rebound. Financials should also do well, as steeper yield curves, increased M&A activity, and falling nonperforming loans bolster profits. Equity Bear Market Will Begin Late Next Year As growth begins to falter in the second half of 2018, stocks will swoon. U.S. equities are likely to fall 20% to 30% peak to trough, marking the first sustained bear market since 2008. Other stock markets will experience similar declines. Global equities will eventually recoup most of their losses at the start of the 2020s, but the recovery will be a lackluster one. As we have argued extensively in the past, global productivity growth is likely to remain weak.3 Population aging will deplete savings, leading to higher real interest rates. The next recession could also propel more populist leaders into power. None of these things would be good for stocks. Against today's backdrop of lofty valuations, global stocks will deliver a total real return in the low single-digit range over the next decade. Fixed Income Bonds Have Overreacted To The Inflation Dip We turned structurally bearish on government bonds on July 5th, 2016. As fate would have it, this was the very same day that the U.S. 10-year Treasury yield dropped to a record closing low of 1.37%. The dramatic bond selloff that followed was too much, too fast. We warned at the start of this year that bond yields were likely to climb down from their highs. At this point, however, the pendulum has swung too far in the direction of lower yields. Chart 28 shows that almost all of the decline in bond yields has been due to falling inflation expectations. Real yields have remained resilient, suggesting that investors' views of global growth have not changed much. This helps explain why stocks have been able to rally to new highs. The fall in inflation expectations has been largely driven by the decline in commodity prices. Short-term swings in oil prices should not affect long-term inflation expectations, but in practice they do (Chart 29). If oil prices recover in the second half of this year, as we expect, inflation expectations should shift higher as well. This will translate into higher bond yields. Chart 28Inflation Expectations Declined This Year, ##br##But Real Yields Remained Resilient Inflation Expectations Declined This Year, But Real Yields Remained Resilient Inflation Expectations Declined This Year, But Real Yields Remained Resilient Chart 29Low Oil Prices Drag Down##br## Inflation Expectations Low Oil Prices Drag Down Inflation Expectations Low Oil Prices Drag Down Inflation Expectations U.S. Treasurys Are Most Vulnerable Tightening labor markets should also boost inflation expectations. This is particularly the case in the U.S., where the economy is quickly running out of surplus labor. Some commentators have argued that the headline unemployment rate understates the true amount of economic slack. We are skeptical that this is the case. Table 2 compares a wide variety of measures of labor market slack with where they stood at the height of the business cycle in 2000 and 2007. The main message from the table is that the unemployment rate today is broadly where one would expect it to be based on these collaborating indicators. Table 2Comparing Current Labor Market Slack With Past Cycles 12-MONTH Third Quarter 2017: Aging Bull Third Quarter 2017: Aging Bull If the U.S. has reached full employment, does the absence of wage pressures signal that the Phillips curve is dead? We don't think so. For one thing, wage growth is not that weak. Our wage growth tracker has risen from a low of 1.2% in 2010 to 2.4% at present (Chart 30). In fact, real wages have been rising more quickly than productivity for the past three years (Chart 31). Unit labor cost growth is now just shy of where it was at the peaks of the last two business cycles (Chart 32). Chart 30Stronger Labor Market ##br##Is Leading To Faster Wage Growth Stronger Labor Market Is Leading To Faster Wage Growth Stronger Labor Market Is Leading To Faster Wage Growth Chart 31Real Wages Now Increasing Faster##br## Than Productivity Real Wages Now Increasing Faster Than Productivity Real Wages Now Increasing Faster Than Productivity Chart 32Unit Labor Cost Growth Close ##br##To Previous Two Peaks Unit Labor Cost Growth Close To Previous Two Peaks Unit Labor Cost Growth Close To Previous Two Peaks The evidence generally suggests that the Phillips curve becomes "kinked" when the unemployment rate falls towards 4%. In plain English, this means that a drop in the unemployment rate from 10% to 8% tends to have little effect on inflation, while a drop from 4.5% to 3.5% does. The experience of the 1960s is illustrative in that regard. Chart 33 shows that much like today, inflation in the first half of that decade was well anchored at just below 2%. However, once the unemployment rate fell below 4%, inflation took off. Core inflation rose from 1.5% in early 1966 to nearly 4% in early 1967, ultimately making its way to 6% by 1970. The Fed is keen to avoid a repeat of that episode. In a recent speech, New York Fed President and FOMC vice chairman Bill Dudley warned that "If we were not to withdraw accommodation, the risk would be that the economy would crash to a very, very low unemployment rate, and generate inflation ... Then the risk would be that we would have to slam on the brakes and the next stop would be a recession." If U.S. growth remains firm and inflation rebounds in the second half of this year, as we expect, the Fed will get the green light to keep raising rates in line with the "dots." The market is not prepared for that, as evidenced by the fact that it is pricing in only 27 basis points in rate hikes over the next 12 months. We are positioned for higher rate expectations by being short the January 2018 fed funds contract. The ECB And The BoJ Will Not Follow The Fed's Lead Could better growth prospects cause the ECB and the BoJ to follow in the Fed's footsteps and take away the punch bowl? We doubt it. Investors are reading too much into Mario Draghi's allegedly more "hawkish" tone. There is a huge difference between removing emergency measures and beginning a full-fledged tightening cycle. Labor market slack is still considerably higher in the euro area than was the case in 2008. Outside of Germany, the level of unemployment and underemployment in the euro area is about seven points higher than it was before the Great Recession (Chart 34). Chart 33Inflation In The 1960s Took Off ##br##Once The Unemployment Rate Fell Below 4% Inflation In The 1960s Took Off Once The Unemployment Rate Fell Below 4% Inflation In The 1960s Took Off Once The Unemployment Rate Fell Below 4% Chart 34Euro Area: Labor Market Slack##br## Is Still High Outside Of Germany Euro Area: Labor Market Slack Is Still High Outside Of Germany Euro Area: Labor Market Slack Is Still High Outside Of Germany At this point, the market is pricing in too much tightening from the ECB. Our months-to-hike measure has plummeted from a high of 65 months in July 2016 to 25 months at present (Chart 35). Investors now expect real yields in the U.S. to be only 16 basis points higher than in the euro area in five years' time.4 This is below the 76 basis-point gap in the equilibrium rate between the two regions that Holston, Laubach, and Williams estimate (Chart 36). Chart 35ECB: Markets Are Pricing In Too Much Tighteninh ECB: Markets Are Pricing In Too Much Tighteninh ECB: Markets Are Pricing In Too Much Tighteninh Chart 36The Neutral Rate Is Lowest In The Euro Area The Neutral Rate Is Lowest In The Euro Area The Neutral Rate Is Lowest In The Euro Area As for Japan, while the unemployment rate has fallen to a 22-year low of 2.8%, this understates the true amount of slack in the economy. Output-per-hour in Japan remains 35% below U.S. levels. A key reason for this is that many Japanese companies continue to pad their payrolls with excess labor. This is particularly true in the service sector, which remains largely insulated from foreign competition. In any case, with both actual inflation and inflation expectations in Japan nowhere close to the BoJ's target, this is hardly the time to be worried about an overheated economy. And even if the Japanese authorities were inclined to slow growth, it would be fiscal policy rather than monetary policy that they would tighten first. After all, they have been keen to raise the sales tax for several years now. The Bank Of England's Dilemma Gilts are a tougher call. The equilibrium rate is higher in the U.K. than in most other developed economies. Inflation has risen, although that has largely been a function of a weaker currency. Fiscal policy is turning more accommodative, which, all things equal, would warrant a more bearish view on gilts. The big wildcard is Brexit. Chart 37 shows that the U.K. is the only major country where growth has faltered this year. Worries over Britain's future relationship with the EU have likely contributed to the slowdown. Ongoing Brexit angst will keep the Bank of England on hold, justifying a neutral weighting on gilts. Stay Short Duration ... For Now In summary, investors should keep global duration risk below benchmark levels over the next 12 months. Regionally, we recommend underweighting U.S. Treasurys, overweighting Japan, and maintaining a neutral position towards euro area and U.K. government bonds. Reflecting these recommendations, we are closing our short Japanese, German and Swiss 10-year bond trade for a gain of 5.3% and replacing it with a short 30-year U.S. Treasury bond position. As global growth begins to slow in the second half of next year, global bonds will rally. However, as we discussed at length in our Q2 Strategy Outlook, the rally will simply represent a countertrend move in what will turn out to be a structural bear market.5 The 2020s, in short, could end up looking a lot like the 1970s. Spread Product: Still A Bit Of Juice Left While we prefer equities to high-yield credit on a risk-adjusted basis over the coming months, we would still overweight spread product within a global asset allocation framework. The option-adjusted spread of the U.S. high-yield index offers 200 basis points above the Treasury curve after adjusting for expected defaults, roughly in line with the mid-point of the historical data (Chart 38). Corporate defaults are likely to trend lower over the next 12 months, spurred by stronger growth and a rebound in oil prices. Chart 37U.K. Is Lagging Its Peers U.K. Is Lagging Its Peers U.K. Is Lagging Its Peers Chart 38Default-Adjusted Junk Spreads Are At Historical Average Default-Adjusted Junk Spreads Are At Historical Average Default-Adjusted Junk Spreads Are At Historical Average As with all our other views, the picture is likely to change sharply in the second half of next year. At that point, corporate spreads will widen, warranting a much more defensive stance. Currencies And Commodities The Dollar Bull: Down But Not Out Our long-standing dollar bullish view has come under fire over the past few months. The Fed's broad trade-weighted dollar index has fallen 4.6% since December. Momentum in currency markets can be a powerful force, and so we would not be surprised if the dollar remains under pressure over the coming weeks. However, over a 12-month horizon, the greenback will strengthen, as the Fed raises rates more quickly than expected while most other central banks stand pat. When all is said and done, the broad-trade weighted dollar is likely to peak next summer at a level roughly 10% higher than where it is today. That would still leave it substantially below prior peaks in 1985 and 2000 (Chart 39). The U.S. trade deficit has fallen from a peak of nearly 6% of GDP in 2005 to 3% of GDP at present (Chart 40). Rising shale production has reduced the demand for oil imports. A smaller trade deficit diminishes the need to attract foreign capital with a cheaper currency. Chart 39The Dollar Is Below Past Peaks The Dollar Is Below Past Peaks The Dollar Is Below Past Peaks Chart 40The U.S. Trade Deficit Has Halved Since 2005 The U.S. Trade Deficit Has Halved Since 2005 The U.S. Trade Deficit Has Halved Since 2005 Sentiment and speculative positioning towards the dollar have swung from extremely bullish at the start of the year to being more neutral today (Chart 41). In contrast, long euro speculative positions and bullish sentiment have reached the highest levels in three years. Our tactical short euro/long dollar trade was stopped out this week for a loss of 1.6%. However, we continue to expect EUR/USD to fall back towards parity by the end of the year. We also expect the pound to weaken against the dollar, but appreciate slightly against the euro. Now that the Bank of Japan is keeping the 10-year JGB yield pinned to zero, the outlook for the yen will be largely determined by what happens to yields abroad. If we are correct that Treasury yields - and to a lesser extent yields in Europe - rise, the yen will suffer. Commodity Currencies Should Fare Well Higher commodity prices should benefit currencies such as the Canadian and Aussie dollars and the Norwegian krone. Our energy strategists remain convinced that crude prices are heading higher. They expect global production to increase by only 0.7 MMB/d in 2017, compared to 1.5 MMB/d growth in consumption. While shale output continues to rise, this is largely being offset by falling production from conventional oil fields. Consequently, oil inventories should fall in the remainder of this year. If history is any guide, this will lead to a rebound in oil prices (Chart 42). Chart 41USD: Sentiment And Positioning ##br##Are Not Lopsided Anymore USD: Sentiment And Positioning Are Not Lopsided Anymore USD: Sentiment And Positioning Are Not Lopsided Anymore Chart 42Falling Oil Inventories Should Lead ##br##To Higher Crude Prices Falling Oil Inventories Should Lead To Higher Crude Prices Falling Oil Inventories Should Lead To Higher Crude Prices The outlook for industrial metals is not as upbeat as for oil, but metal prices should nevertheless rebound over the coming months. We suspect that much of the recent weakness in metal prices can be attributed to the regulatory crackdown on shadow banking activity in China. Many Chinese traders had used commodities as collateral for loans. As their loans were called in, they had no choice but to liquidate their positions. Today, speculative positioning in the commodity pits has returned to more normal levels (Chart 43). This reduces the risk of a further downdraft in commodity prices. BCA's China strategists expect the Chinese authorities to relax some of their tightening measures. This is already being seen in a decline in interbank lending rates and corporate bond yields (Chart 44). Chart 43Commodities: Long Speculative Positions Returning ##br##To More Normal Levels Commodities: Long Speculative Positions Returning To More Normal Levels Commodities: Long Speculative Positions Returning To More Normal Levels Chart 44China: Some Relief##br## After Recent Tightening Action? China: Some Relief After Recent Tightening Action? China: Some Relief After Recent Tightening Action? One key reason why the authorities have been able to let interest rates come down is because capital outflows have abated. Compared to late 2015, economic growth is stronger and deflationary pressures have receded. The trade-weighted RMB has also fallen by 7.5% since then, giving the economy a competitive boost. As such, the seeming can't-lose bet on further yuan weakness has disappeared. We still expect the RMB to depreciate against the dollar over the next 12 months, but to strengthen against most other currencies, including the euro and the yen. If the yuan remains resilient, this will limit the downside risk for other EM currencies. Nevertheless, at this point, much of the good news benefiting EM currencies has been priced in. Across the EM universe, in addition to the Chinese yuan, we like the Mexican peso, Taiwan dollar, Indian rupee, Russian ruble, Polish zloty, and Czech koruna. Lastly, a few words on the most timeless of all currencies: gold. We expect bullion to struggle over the next 12 months on the back of a stronger dollar and rising bond yields. However, once the Fed starts cutting rates in 2019 and stagflationary forces begin to gather steam in the early 2020s, gold will finally have its day in the sun. Peter Berezin, Chief Global Strategist Global Investment Strategy peterb@bcaresearch.com 1 For example, please see Box 4.1: Financial Linkages and Spillovers in "Spillovers and Cycles in the Global Economy," IMF World Economic Outlook, (April 2007). 2 Please see Global Investment Strategy Weekly Report, "The Message From Our Stock Market Timing Model," dated May 5, 2017, available at gis.bcaresearch.com. 3 Please see Global Investment Strategy Special Report, "Is Slow Productivity Growth Good Or Bad For Bonds?" dated May 31, 2017; Global Investment Strategy - Strategy Outlook, "First Quarter 2017 From Reflation To Stagflation, (Section: Supply Matters), First Quarter 2017 From Reflation To Stagflation, (Section: Supply Matters)," dated January 6, 2017; and Global Investment Strategy Special Report, "Weak Productivity Growth: Don't Blame The Statisticians," dated March 25, 2016, available at gis.bcaresearch.com. 4 U.S. minus euro area 5-year/5-year forward real bond yields. Real bonds yields are calculated as a difference between nominal yields and the CPI swap rate. Euro area yields refer to a GDP-weighted average of Germany, France, the Netherlands, Belgium, Austria, Italy, and Spain. 5 Please see Global Investment Strategy, "Strategy Outlook: Second Quarter 2017: A Three-Act Play," dated March 31, 2017, available at gis.bcaresearch.com. Tactical Global Asset Allocation Recommendations Strategy & Market Trends Tactical Trades Strategic Recommendations Closed Trades

Highlights Hong Kong property prices are frothy and will continue to face headwinds. Real estate currently offers a poor risk-return trade off from an investment perspective, and will likely lag other asset classes in the medium to long run. A replay of another spectacular housing bust is highly unlikely. Several critical differences between the current environment and that of 1997 prevent a meltdown. Favor Hong Kong property developers over property owners strategically. Aim to upgrade the property sector on further decline in prices. Feature Chart 1Hong Kong Property Prices Remain Red Hot Hong Kong Property Prices Remain Red Hot Hong Kong Property Prices Remain Red Hot This coming weekend marks the 20th anniversary of Hong Kong's handover from Great Britain to the People's Republic of China - as well as the onset of the spectacular bust of a massive housing bubble that saw home prices collapsing by 70%. Fast forward 20 years and Hong Kong home prices are once again standing at bubbly highs, with growing consensus that the market is on the verge of another major crash. Some analysts are predicting a 50% decline in the coming years, and officials are also issuing stern warnings. Financial Secretary Paul Chan Mo-po has cautioned that "the risk in the property market is very high." Norman Chan Tak-lam, chief executive of the Hong Kong Monetary Authority (HKMA) has also noted that market conditions today are reminiscent of those in 1997, and has warned there are risks that the property bubble might burst again. We have been equally concerned about Hong Kong housing for a while,1 and have been surprised by its remarkable resilience (Chart 1). After a temporary dip between mid-2015 and early 2016, Hong Kong home prices bounced right back and have been touching records again, even though the authorities have significantly tightened regulations to cool off demand. Stamp duties for home sales have been raised to 15% for local households, except for first-time homebuyers, or as high as 30% for foreign buyers - both of which are draconian measures that immediately squeezed out speculative buyers. The fact that Hong Kong home prices have been able to withstand the aggressive policy crackdown suggests that fundamentals are probably stronger than commonly perceived. We maintain the view that the Hong Kong real estate market will likely continue to face downward pressure, but prevailing concerns in the marketplace appear overdone. The surprise could be that any decline in home prices will likely be smaller than many anticipate. The Anatomy Of Two Property Bubbles Chart 2Monetary Conditions Set The Broad Trend##br## In Property Prices Monetary Conditions Set The Broad Trend In Property Prices Monetary Conditions Set The Broad Trend In Property Prices At the onset, current housing market conditions in Hong Kong share some disturbing similarities with the real estate bubble 20 years ago. From a macro perspective, our fundamental concern is the tightening in monetary conditions, which have historically always boded poorly for Hong Kong asset prices in general and real estate prices in particular (Chart 2). Hong Kong's currency board system copies U.S. monetary policy in totality, and the Federal Reserve's current tightening cycle has led to a notable tightening in Hong Kong monetary conditions, especially through exchange rate appreciation. Moreover, tightening in monetary conditions often leads peaks in asset prices by a long interval. In the 1997 episode, monetary conditions began to tighten in 1993, four years ahead of the ultimate housing bubble peak. This time around, our monetary conditions index for Hong Kong has rolled over since 2012, casting a shadow on home prices from a macro standpoint. Specific to the housing market, there are also plenty of warning signs that home prices are unsustainable at current levels. Home prices have quadrupled in the past 15 years, outpacing nominal GDP as well as household income by a wide margin. In fact, the gap between home prices and household income levels has become much wider than in 1997 (Chart 3). On the surface, housing affordability does not appear as dire as during the peak of the previous bubble. A closer look, however, reveals it is almost entirely due to increasing maturities of mortgage loans over the past two decades (Chart 4). Indeed, the average contractual life of new mortgages has increased from 200 months in the early 2000s to about 320 months currently, leading to a smaller monthly payment for mortgage borrowers but an additional 10 years to pay back all the debt. If mortgage terms were held constant, our calculation shows that housing affordability would be as bad as during the 1997 bubble peak, even considering today's exceedingly low interest rates (bottom panel, Chart 4). Rental yields of Hong Kong residential properties are standing at close to record lows, only marginally higher than government bond yields. In comparison, rental yields dropped below the risk-free rate in the 1990s, but were still much higher even at the peak of the housing bubble than today's level (Chart 5). It is true that interest rates may be structurally lower than in the past, but the Hong Kong housing market is priced for "perfection," leaving no room for negative interest rate surprises. Chart 3Home Prices Massively Outpaced Income Home Prices Massively Outpaced Income Home Prices Massively Outpaced Income Chart 4Housing Affordability: Worse Than Appears Housing Affordability: Worse Than Appears Housing Affordability: Worse Than Appears Chart 5Hong Kong Property Yields: Priced For Perfection Hong Kong Property Yields: Priced For Perfection Hong Kong Property Yields: Priced For Perfection Taken together, investors should remain cautious on the Hong Kong housing sector. It offers a poor risk-return trade off from an investment perspective, and will likely lag other asset classes in the medium to long run. However, there are also some critical differences between the current environment and that of 1997 that make a replay of another spectacular housing bust highly unlikely. Five Key Differences First, there is currently much less speculative activity in the Hong Kong housing market than two decades ago, thanks to regulators' punitive measures against non-first time homebuyers and home "flippers." Overall housing transactions currently are a fraction of the overheated levels in the early 1990s. So-called "confirmor transactions," deals in which properties are re-sold before the original transaction is completed, were as high as 10% of total sales in the run-up to the 1997 housing bubble peak, while today they are practically non-existent (Chart 6). This has made home prices much less vulnerable to a self-feeding downward spiral, when speculators rush to exit when market conditions shift. Second, banks' lending practices, especially for new mortgages, are significantly tighter now than it was in the 1990s. Prior to the 1997 bust, commercial lenders were required to maintain a loan-to-value (LTV) ratio for mortgage loans at a minimum of 70%. The LTV ratio was only cut to 60% in January 1997 when home prices were already excessively high, which in hindsight may well have sown the seeds for the market collapse. This time around, the HKMA has been tightening mortgage and lending standards going as far back as 2009, and the macro-prudential supervision on housing related activity has continued to increase in recent years. Overall, banks' mortgage LTV ratio is currently hovering at 50%, underscoring a massive buffer between banks' asset quality and home prices (Chart 7). Anecdotally, some developers have been offering mortgage loans with higher LTVs for newly built projects. However, new projects account for less than a quarter of total housing transactions, and therefore such practices, even if they were widespread, would not change the situation in a meaningful way. Overall, mortgage lending in Hong Kong is fairly conservative and closely monitored by regulators. In fact, even in the previous dramatic housing downturn, Hong Kong banks' mortgage delinquency ratio peaked out at 1.5%, an extremely low number by any standard. Tightened lending regulations have made the banking sector even less vulnerable to home price declines than 20 years ago. Chart 6Much Less Speculative Housing Demand ##br##Than 20 Years Ago Much Less Speculative Housing Demand Than 20 Years Ago Much Less Speculative Housing Demand Than 20 Years Ago Chart 7Banks Have Significantly Tightened##br## Mortgage Lending Standards Banks Have Significantly Tightened Mortgage Lending Standards Banks Have Significantly Tightened Mortgage Lending Standards Third, it is important to note that another critical reason for the housing crash home prices after 1997 was a dramatic increase in new housing supply. To ease the housing shortage and rampant upward pressure on prices, then-Chief Executive Tung Chee-hwa came to office in 1997 with a promise to build 85,000 units annually for the next 10 years - 35,000 by private developers and 50,000 by the public sector. Mr. Tung was not able to reach these targets, and the housing plan was quickly suspended as home prices collapsed, but his policy still led to a sharp increase in land supply and housing starts, which in turn led to rising housing completions in the following years at a time when demand had vanished - compounding downward pressure on prices (Chart 8). In recent years, even though the Hong Kong government has acknowledged the acute housing shortage, there has been no ambitious plan to increase housing supply. The government expects a total of 96,000 new housing units in the coming three to four years, barely higher than current levels and less than a third of the early 2000s. Without oversupply, any downside in home prices will prove self-limiting. Chart 8Housing Supply: This Time Is Different Housing Supply: This Time Is Different Housing Supply: This Time Is Different Chart 9No Longer Hong Konger's Hong Kong No Longer Hong Konger's Hong Kong No Longer Hong Konger's Hong Kong Fourth, a major difference between now and 20 years ago is the dramatic wealth creation among mainland households, which will offer critical support for the Hong Kong housing market if prices drop precipitously. Chart 9 shows total value of Hong Kong residential properties as a share of local GDP has already surpassed that during the 1997 housing bubble peak, according to our estimate, but as a share of Chinese GDP it is currently standing at a record low. The point is that Hong Kong property has become a store of wealth for rich mainland investors and households. The Hong Kong authorities have been working hard to squeeze out mainland demand for local properties with punitively high taxes - homes purchased by non-Hong Kong permanent residents, mostly mainland Chinese, currently account for less than 1% of total home sales, compared with about 6% in 2012 (Chart 10). These discriminative taxes against mainland buyers can be reversed, should Hong Kong home price drop beyond the Hong Kong authorities' comfort zone. We doubt the Hong Kong government would allow home prices to drop by more than 30% from current levels. Finally, currently Hong Kong property developers' stock prices have priced in a sharp decline in home prices, while the market in general is a lot more complacent than in the previous episode. A simple regression between Hong Kong developers' stocks and property prices suggests that developers' stock prices are about 30% below some intrinsic "fair value" - roughly in line with the developers' current price-to-book ratio (Chart 11, top panel). In 1997, Hong Kong developers' PB ratio was 1.7, roughly comparable to their global peers, despite the obvious froth in underlying property prices (Chart 11, middle and bottom panel). This time around, developers' PB ratio is currently 0.7, on par with the 2003 levels, when home prices had already crashed by 70%. Hong Kong property stocks are trading at over 50% discount to their DM and EM counterparts, based on PB ratios. Chart 10Mainland Chinese Buyers ##br## Have Been Pushed Out Hong Kong Housing Bubble: A Replay Of 1997? Hong Kong Housing Bubble: A Replay Of 1997? Chart 11Hong Kong Property Stocks: ##br##Priced In A Sharp Housing Downturn Hong Kong Property Stocks: Priced In A Sharp Housing Downturn Hong Kong Property Stocks: Priced In A Sharp Housing Downturn Looking forward, our base-case scenario is that Hong Kong developers' stocks will likely remain under downward pressure along with softening home prices. Stock markets are an emotional discounting mechanism, and the Hong Kong bourse has been notoriously volatile. Therefore, periods of undershoots cannot be ruled out. However, it is noteworthy that developers' stock prices may have priced in at least a 30% decline in home prices. Strategically, we still prefer property developers over property owners and aim to upgrade the property sector on further decline in prices. Yan Wang, Senior Vice President China Investment Strategy yanw@bcaresearch.com 1 Please see China Investment Strategy Weekly Report, "The Fed "Lift Off", Hong Kong And The RMB," dated August 12, 2015, available at cis.bcaresearch.com. Cyclical Investment Stance Equity Sector Recommendations

Highlights The FOMC statement reaffirmed that the Fed remains in hiking mode. If the Fed keeps raising rates in line with the "dots," monetary policy will move into restrictive territory by early 2019. By then, the unemployment rate will have fallen to a level where it has nowhere to go but up. Unfortunately, history suggests that once unemployment starts rising, it keeps rising. The good news is that today's economic imbalances are not as formidable as those that existed in the lead-up to the past few recessions. The bad news is that cracks are starting to form. We are especially worried about the health of the U.S. commercial real estate sector. Remain overweight global equities for now, but look to significantly pare back exposure next summer. Feature The U.S. Expansion Is Getting Long In The Tooth Chart 1How Low Can It Go? How Low Can It Go? How Low Can It Go? The current U.S. expansion has now reached eight years, making it the third longest in the post-war era. History teaches that expansions do not die of old age. Rather, they are usually murdered by some combination of Fed tightening and the unwinding of the imbalances that were built up during the boom years. Thinking about the present, there is good and bad news on both fronts. Let's start with the Fed. This week's FOMC statement reaffirmed that the Fed remains in hiking mode. The good news is that real rates are still very low by historic standards, suggesting that the economy is unlikely to stall out this year. The bad news is that the Fed has less scope to raise rates than in the past. Chart 1 shows estimates of the real neutral rate developed by Fed researchers Thomas Laubach and Kathryn Holston, along with John Williams, President of the San Francisco Fed and Janet Yellen's close confidante. Their calculations suggest that the real neutral rate has plummeted over the past decade in the U.S. and the euro area, with lesser declines recorded in Canada and the U.K. In the U.S., the real neutral rate currently stands at 0.4%. Assuming the Fed raises interest rates in line with the "dots," rates will move into restrictive territory in early 2019. Given that monetary policy affects the real economy with a lag of 12-to-18 months, the Fed may not realize that it has raised rates too much until it is too late. The Downside Of A Low Unemployment Rate One might argue that this justifies a "go-slow" approach to tightening monetary policy. There is certainly validity to this view, but it is not without its drawbacks. The unemployment rate has now fallen to 4.3%, 0.4 points below the Fed's estimate of NAIRU. As Chart 2 illustrates, the odds of a recession rise when the unemployment rate reaches such low levels. Some commentators have argued that the headline unemployment rate understates the amount of economic slack. We are skeptical that this is the case. Table 1 compares a wide variety of measures of labor market slack with where they stood at the height of the business cycle in 2000 and 2007. The main message of the table is that the unemployment rate today is broadly where one would expect it to be based on these collaborating indicators. Taken together, these indicators suggest that slack is comparable to what it was in 2007, albeit still above the levels seen in 2000. Chart 2 Table 1Comparing Current Labor Market Slack With Past Cycles The Timing Of The Next Recession The Timing Of The Next Recession As we noted last week, the easing in U.S. financial conditions over the past six months is likely to boost growth in the second half of this year (Chart 3). If growth does accelerate, the unemployment rate - which is already 0.2 points below where the Fed thought it would be at the end of this year when it made its December 2016 projections - will fall below 4%. There is a high probability that this will fuel inflation, reversing the largely technically-driven decline in most core inflation measures over the past few months. Chart 3U.S.: Easy Financial Conditions Will Support Growth In H2 2017 U.S.: Easy Financial Conditions Will Support Growth In H2 2017 U.S.: Easy Financial Conditions Will Support Growth In H2 2017 The market is not pricing this in at all. In fact, 2-year breakeven inflation rates have tumbled by 87 basis points since March. A bit more inflation would be a welcome development. Not only have market-based projections of inflation fallen since the Great Recession, but long-term survey-based measures have dipped as well (Chart 4). Of course, one can have too much of a good thing. The experience of the 1960s is illustrative in that regard. Chart 5 shows that much like today, inflation in the first half of that decade was well anchored at just below 2%. However, once the unemployment rate fell below 4%, inflation soared. Core inflation rose from 1.5% in early 1966 to nearly 4% in early 1967, ultimately making its way to 6% by 1970. Chart 4Inflation Could Use A Boost Inflation Could Use A Boost Inflation Could Use A Boost Chart 5Inflation In The 1960s Took Off ##br##Once The Unemployment Rate Fell Below 4% Inflation In The 1960s Took Off Once The Unemployment Rate Fell Below 4% Inflation In The 1960s Took Off Once The Unemployment Rate Fell Below 4% If the Fed today wants to avoid the same fate, it will have to take steps to lift the unemployment rate back up to NAIRU. Unfortunately, history suggests that it is difficult to raise the unemployment rate a little bit without inadvertently raising it by a lot. Once unemployment starts to rise, a vicious circle tends to erupt where increasing joblessness leads to slower income growth, falling confidence, and ultimately, less spending and higher unemployment. In fact, there has never been a case in the post-war era where the three-month moving average of the unemployment rate has risen by more than one-third of a percentage point without a recession ensuing (Chart 6). Chart 6Even A Small Uptick In The Unemployment Rate Is Bad News For The Business Cycle Even A Small Uptick In The Unemployment Rate Is Bad News For The Business Cycle Even A Small Uptick In The Unemployment Rate Is Bad News For The Business Cycle Imbalances Are Growing The vicious circle described above tends to be amplified when there are large imbalances in the economy. The good news is that today's imbalances are not as formidable as those that existed in the lead-up to the past few recessions. The bad news is that cracks are starting to form. The ratio of household debt-to-disposable income is still close to post-recession lows, but this is largely because mortgage debt continues to be weighed down by a depressed homeownership rate (Chart 7). In contrast, consumer credit is rebounding: Student debt is going through the roof and auto loans are nearly back to pre-recession levels as a share of disposable income (Chart 8). Not surprisingly, this is starting to translate into higher default rates (Chart 9). The fact that this is happening at a time when the unemployment rate is at the lowest level in 16 years is a cause for concern. Chart 7Low Homeownership Rate Keeping A Lid On Mortgage Debt Low Homeownership Rate Keeping A Lid On Mortgage Debt Low Homeownership Rate Keeping A Lid On Mortgage Debt Chart 8Consumer Credit: Making A Comeback... Consumer Credit: Making A Comeback... Consumer Credit: Making A Comeback... Chart 9...With Defaults Starting To Rise In Some Categories ...With Defaults Starting To Rise In Some Categories ...With Defaults Starting To Rise In Some Categories Meanwhile, the ratio of corporate debt-to-GDP has risen above 2000 levels and is closing in on its 2007 peak (Chart 10). Contrary to the widespread notion that "wages aren't rising," real wages are increasing more quickly than corporate productivity (Chart 11). As the labor market continues to tighten, corporate profitability could suffer, setting the stage for rising defaults and increasing layoffs. Chart 10U.S. Corporate Sector Has Been Feasting On Credit U.S. Corporate Sector Has Been Feasting On Credit U.S. Corporate Sector Has Been Feasting On Credit Chart 11Real Wages Now Increasing Faster Than Productivity Real Wages Now Increasing Faster Than Productivity Real Wages Now Increasing Faster Than Productivity Worries About Commercial Real Estate We are particularly worried about the health of the commercial real estate (CRE) market. CRE prices currently stand 7% above pre-recession levels in real terms, having risen by a staggering 82% since the start of 2010 (Chart 12). Financial institutions hold $3.8 trillion in CRE loans, $2 trillion of which are held by banks. As a share of GDP, the outstanding stock of CRE bank loans in most categories is near pre-recession levels (Chart 13). Chart 12Commercial 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 Chart 13CRE Debt Is Rising CRE Debt Is Rising CRE Debt Is Rising Going forward, the fundamental underpinnings for the CRE market are likely to soften. The retail sector is already under intense pressure due to the shift in buying habits towards eCommerce. CMBX spreads in this space are rising. Vacancy rates in the apartment sector have started to tick higher and rent growth has slowed (Chart 14 and Chart 15). The number of apartment units under construction stands at a four-decade high according to Census data, despite a structurally subdued pace of household formation (Chart 16). Most of these units are likely to hit the market in 2018, which will result in a further increase in vacancy rates. Chart 14Vacancy Rates Are Bottoming Outside The Industrial Sector... Vacancy Rates Are Bottoming Outside The Industrial Sector... Vacancy Rates Are Bottoming Outside The Industrial Sector... Chart 15...While Rent Growth Is Losing Steam ...While Rent Growth Is Losing Steam ...While Rent Growth Is Losing Steam Chart 16Apartment Supply Is Surging, But Will There Be Enough Demand? Apartment Supply Is Surging, But Will There Be Enough Demand? Apartment Supply Is Surging, But Will There Be Enough Demand? There are fewer signs of overbuilding in the office sector. Nevertheless, vacancy rates are likely to rise, given the recent increase in the number of new projects in the pipeline. On the flipside, demand growth for new office space is set to weaken, as a tighter labor market leads to slower payroll gains. The Fed estimates that the U.S. needs to add only 80,000 workers to payrolls every month to keep up with a growing labor force, down from about 150,000 in the two decades preceding the Great Recession.1 The secular shift towards increased office density and teleworking will only further depress office demand over time. Chart 17Tighter Lending Standards Could Lead To Lower CRE Prices Tighter Lending Standards Could Lead To Lower CRE Prices Tighter Lending Standards Could Lead To Lower CRE Prices The one bright spot is industrial real estate. Thanks to a revival in U.S. manufacturing, vacancy rates remain low and rent growth is rising. However, if the U.S. economy does accelerate over the remainder of the year, the dollar is likely to strengthen, putting a dent in the profitability of U.S. manufacturing companies. Standing back, how worried should investors be about the CRE sector? For now, there is limited cause for concern. U.S. financial institutions have been tightening lending standards on CRE loans for seven straight quarters. Consequently, the average loan-to-value ratio for newly securitized loans has fallen about four points to 60% since 2015, and is now down eight points compared to 2007. However, if vacancy rates keep rising, real estate prices will fall, leading to a decline in the value of the collateral backing CRE loans. This could prompt lenders to pull back credit, causing prices to fall further (Chart 17). Seasoned real estate investors are no strangers to such vicious cycles, and if the next one begins at a time when growth is slowing because the economy is running out of spare capacity and financial conditions are tightening, it could easily trigger a recession. Fiscal Policy To The Rescue? Could looser fiscal policy delay the day of reckoning? The answer is yes, but much will depend on when the stimulus arrives and what form it takes. The best-case scenario is that fiscal policy is eased just as the economy is beginning to slow of its own accord. A burst of stimulus that arrives on the scene too early would be less desirable, although not necessarily counterproductive, since it would allow the Fed to step up the pace of rate hikes, thereby giving it more scope to cut rates later in response to slower growth. In practice, however, calibrating the amount of monetary tightening that is necessary to offset a given amount of fiscal loosening is difficult to achieve. This is especially the case in today's environment where another fight over the debt ceiling looms large, a new health care bill is making its way through the Senate, and Trump's tax agenda remains heavy on promises but short on specifics. Our expectation is that Congress will pass a "balanced" budget which equates revenues with expenditures over the 10-year budget horizon. How this affects growth is hard to predict with any certainty. On the one hand, spending cuts tend to depress aggregate demand more than tax cuts raise demand. In economic parlance, the fiscal multiplier for government spending is larger than for taxes. On the other hand, the tax cuts are likely to be front-loaded, while the spending cuts will be back-dated. If history is any guide, this means that the latter will never see the light of day. In addition, some of the budgetary impact from cutting statutory tax rates will be paid for through dynamic scoring, the questionable practice of assuming that lower personal and corporate tax rates will significantly spur growth. On balance, we expect fiscal policy to turn modestly stimulative over the next few years. However, given the uncertainty involved, there is a risk that the Fed either raises rates too much - thereby choking off growth - or by not enough, causing the unemployment rate to fall to a level where it has nowhere to go but up. Both outcomes could trigger a recession. Investment Conclusions Right now, our recession timing model, as well as the models maintained by various regional Fed banks, assign a low probability of a severe slowdown in the coming months (See Box 1 for details). These models, however, tend to send reliable signals only over a fairly short horizon. Looking further ahead, we see a heightened probability of weaker growth in the second half of 2018, which could set the stage for a recession in 2019. The good news is that today's economic imbalances are not as daunting as they were in the late innings of many past economic expansions. Thus, the 2019 recession is not likely to be especially severe. The bad news is that valuations across most markets are quite stretched. Thus, like the 2001 recession, the financial market impact could be disproportionally large compared to the economic impact. We are still overweight global equities, but will be looking to significantly reduce exposure by next summer. Once the equity bear market begins - most likely late next year - a 20%-to-30% retracement in U.S. stocks is probable. Given that correlations across stock markets tend to rise when risk sentiment is deteriorating, it is likely that other global bourses will also suffer if U.S. stocks weaken. Indeed, considering that most stock markets have a beta to the S&P 500 that exceeds one, other regions could suffer even more than the U.S. As the U.S. economy falls into recession, the Fed will stop raising rates. This will cause the dollar to weaken, although not before it has appreciated by about 10% in trade-weighted terms from current levels. Thus, while we remain bullish on the dollar over the next 12 months, we are much less sanguine about the greenback over the long haul. As the dollar weakens, the yen and euro will strengthen, imparting deflationary pressures on those economies. If our timing for the next recession proves correct, neither the ECB nor the BoJ will hike rates for the remainder of the decade. The Bank of England is a tougher call. The neutral rate of interest is higher in the U.K. than in continental Europe. Last week's election results represented a clear rejection of fiscal austerity. A more expansionary fiscal stance would give the BoE some scope to raise rates. A weaker pound has also given the economy a much needed competitive boost. With inflation picking up, it is not surprising that the BoE struck a more hawkish tone this week. Nevertheless, Brexit negotiations are liable to drag on for some time, which will constrain the ability of the BoE to tighten monetary policy. Stay long GBP/EUR and GBP/JPY over the next 12 months, but remain short GBP/USD. Housekeeping Note: Closing Our Tactical S&P 500 Short Hedge As noted above, we remain cyclically overweight global equities over a 12-month horizon. However, on occasion, we have put on a tactical hedge whenever equities appeared to be technically overbought. Such a situation arose six weeks ago. While the stock market did dip briefly shortly after we initiated the trade, it subsequently rallied back. At the time of initiation, we indicated that the trade would have a lifespan of six weeks. The clock has now run out, and we are closing the trade for a loss of 2%. Peter Berezin, Chief Global Strategist Global Investment Strategy peterb@bcaresearch.com 1 Please see Rhys Bidder, Tim Mahedy, and Rob Valletta, "Trend Job Growth: Where's Normal?" FRBSF Economic Letter, 2016-32, Federal Reserve Bank Of San Francisco (October 24,2016), and Daniel Aaronson, "Estimating The Trend In Employment Growth," Chicago Fed Letter, No. 312, Federal Reserve Bank Of Chicago (July 2013). BOX 1 The Message From Our Recession Timing Model Chart Box 18Near-Term Recession Risk Remains Low Near-Term Recession Risk Remains Low Near-Term Recession Risk Remains Low Our recession timing model is based on eight variables: The Conference Board's Leading Economic Indicator, the Coincident Economic Indicator, the fed funds rate, inflation expectations, the unemployment rate, oil prices, credit spreads, and the yield curve. We use a logistic regression framework to model the probability of a recession. Currently, our model shows that the odds of a recession are low (Chart Box 18, panel 1). Only one of the components, namely, a rising fed funds rate, is signaling a risk of a recession. The various models developed by regional Federal Reserve banks also show very low near-term odds of a recession (panels 2 and 3). Strategy & Market Trends Tactical Trades Strategic Recommendations Closed Trades

Highlights Geopolitical tensions eased last week, but there are still a few near term hurdles to clear. Domestic policy uncertainty remains. Investors still can't seem to reconcile the disconnect between weak "hard" data and solid "soft" data. A gradual Fed may be the right response to the recent run of mixed economic data. Housing and housing-related investments led the global economy into the last recession. Housing is still on the mend. The housing sector will contribute about 0.2 percentage points and 0.5 percentage points to real GDP growth in 2017 and 2018, respectively. Investors should look to housing-related assets as a source of potential outperformance over the coming 6-12 months. Feature U.S. equity prices neared record highs and Treasury yields bounced off of their late-March low last week as near term international and domestic political risk melted away in the minds of investors. We continue to expect U.S. equities to beat bonds this year. Oil prices continue to trade near $50/bbl, and the dollar held steady amid all the news-good and bad. Both have upside over the remainder of 2017. In today's report, we examine the following key issues for investors: Since the end of the Great Recession, geopolitical risks have ebbed and flowed, and 2017 has proven to be no different. Are political risks over, or just over for now? How does the recent run of mixed U.S. data influence the Fed, and what does this mean for risky asset prices? Housing and housing-related investments led the global economy into the last recession. Where do we stand now? Are Geopolitical Concerns Over? North Korea failed to test another nuke after a nerve rattling Easter Weekend. The leadup to the presidential election in South Korea on May 9 may have motivated a part (or most) of the uptick in belligerence that we are seeing from North Korea. All leading candidates are more likely to try diplomacy and economic engagement with North Korea than to maintain the past ten years of conservative efforts to strengthen military deterrence via stronger alliances with the U.S. and Japan. In the euro area, the good news is that the polls in the first round of the French election (April 23) were correct. The bad news is that there is still another election. Macron and Le Pen face off on this Sunday (May 7), and markets are betting that the polls will be correct again given Macron's 20 point lead over Le Pen. The June parliamentary elections in France should be a non-event for U.S. financial markets; we still see Italy - where most voters favor Eurosceptic parties - as the biggest risk on the geopolitical scene in the next year or so. In the U.K., the ruling Tories look to add to their majority in June's parliamentary election, which will provide British Prime Minister Theresa May with a stronger hand to negotiate with Europe and increases the odds of a less extreme Brexit outcome (Chart 1). Chart ICGeopolitical Risk Is Ebbing...For Now Geopolitical Risk Is Ebbing...For Now Geopolitical Risk Is Ebbing...For Now Chart 1BGeopolitical Risk Is Ebbing...For Now Geopolitical Risk Is Ebbing...For Now Geopolitical Risk Is Ebbing...For Now Chart 1AGeopolitical Risk Is Ebbing...For Now Geopolitical Risk Is Ebbing...For Now Geopolitical Risk Is Ebbing...For Now There was good news and bad news on the domestic policy front last week as well. The release of the long awaited Trump tax plan and the passage of a spending bill by Congress to avert a government shutdown (at least until later this week) helped to remove some domestic political uncertainty. The bad news is that the plan was more tax cut than tax reform. The one page plan lacked detail and still has to pass muster with the House GOP. The Trump Administration may have started a trade war with Canada (over lumber) and sent trial balloons about pulling out of NAFTA (despite walking back from this position soon after). Is this "negotiator" Trump or something worse? The bad news is that tax reform, trade wars, dynamic scoring, and yes, even Obamacare will be with us until late Summer/early Fall. The good news is that the border adjustment tax may not be. The takeaway for investors is that while geopolitical concerns have not disappeared, they have ebbed, and this will support the relative performance of U.S. equities over 10-year government bonds over the coming year. Italy (not North Korea, France, or Germany) remains the biggest geopolitical risk on the horizon, but the next election there isn't until early-2018. Domestically, Trump's pro-growth agenda is advancing at a pace that is slower than many investors would prefer, but it is advancing, which we believe will continue to support a pro-cyclical asset allocation stance. Bottom Line: Geopolitical concerns have not disappeared, but they have ebbed materially to the benefit of risky asset prices. Investors should stay overweight U.S. stocks vs 10-year government bonds within a multi-asset portfolio. Mixed Data Warrants A Gradual Fed Investors still can't seem to reconcile the disconnect between weak "hard" data and solid "soft" data. The recent uptick in initial claims and the soft Q1 GDP data are the most recent examples. Investors should recall that claims are inherently noisy; a rise in claims of more than 75,000 over a 6-month period is typically needed to signal a recession. Chart 2 makes it clear that the latest wiggles on claims are not sending a recessionary signal. Chart 2Claims Are Not Even Close To Sending A Recession Signal Claims Are Not Even Close To Sending A Recession Signal Claims Are Not Even Close To Sending A Recession Signal Friday's GDP report highlighted that growth in Q1 was soft again. As we noted in last week's report, GDP growth in Q1 averaged -0.1% over the last 10 years. Q2 growth has averaged more than 2%. Q1 growth has been below Q2 in 8 of the last 10 years. 2017 is shaping up to be a repeat performance. Defense spending - identified by the Cleveland Fed as a key culprit in the unwanted seasonal weakness in Q1 GDP - fell 4% in Q1, subtracting 0.2% from growth. Inventories were also singled out by the Cleveland Fed, and they shaved 0.9% off of GDP in Q1. We expect to see a snapback in all three components of growth (GDP, defense spending and inventories) in Q2. Business capital spending, and housing were bright spots in Q1 (Chart 3). Corporate earnings are the ultimate piece of hard data. Equity prices track earnings growth over the long term. With 288 members of the S&P 500 reporting, 77% have beaten expectations on the bottom line. Healthcare, financials and technology lead the way. Weakness was evident in defensives. More impressive is the 7.1% gain in revenues in Q1 so far (Table 1). But overall, corporations appear to have pricing power. The ECI accelerated in Q1 to +2.4% year-over-year from +2.2%, but remain relatively subdued. This implies that margins will hold up, which will continue to support our view that stocks will beat bonds this year. With no Fed Chair Yellen press conference, a new set of dot plots or a new economic forecast, markets will have to be content with just the FOMC statement this week. A speech by Fed Vice Chair Fischer will be closely watched for signals about the June FOMC meeting. The market has been too quick to price out rate hikes in 2017. Expectations for rate hikes in 2018 have all but disappeared (Chart 4). We expect this gap will close - in favor of the Fed for both 2017 and 2018. We expect Treasury yields and inflation to head higher this year, despite recent soft readings on March CPI. The March PCE deflator - also due this week-is key. Chart 3Markets Shouldn't Be Surprised By Weak##br## Q1 GDP, Or What Caused It The Good And The Bad The Good And The Bad Table 1S&P 500: ##br##Q1 2017 Results* The Good And The Bad The Good And The Bad Chart 4Still Plenty Of Disagreement Between Fed ##br##And Market; Both Expect Gradual Hikes Though Still Plenty Of Disagreement Between Fed And Market; Both Expect Gradual Hikes Though Still Plenty Of Disagreement Between Fed And Market; Both Expect Gradual Hikes Though Bottom Line: We continue to expect the hard data to catch up to the soft data in the coming months. Financial markets have overreacted to the weak data and have been too quick to price out Fed rate hikes this year and next. The Fed is taking a gradual approach to rate hikes for a reason; the data-hard or soft-doesn't warrant an aggressive Fed. But a gradual Fed and solid profit growth strongly favor an allocation towards stocks over bonds this year. Housing: Set To Keep A "Slow-Burn" Expansion Burning Housing is one sector of the economy that stands to look relatively good over the coming few years, with some important implications for housing-related asset performance. The monthly Bank Credit Analyst recently published some research in which we split U.S. post-1950 economic cycles into three sets based on the length of the expansion phase: short (about 2 years), medium (4-6 years) and long (8-10 years). What distinguishes short from medium and long expansions is the speed at which the most cyclical parts of the economy accelerated, and the time it took unemployment to reach a full employment level. Long expansions were characterized by a drawn-out rise in the cyclical parts of the economy and a very slow return to full employment in the labor market, similar to what has occurred since the Great Recession. Chart 5 compares the current cycle (dotted lines) with the average of the 1980s and 1990s long expansions (solid lines). The cycles are all lined up with the beginning of the expansion, indicated by the first vertical line. These long "slow burn" recoveries also extended well beyond the point at which the economy first reached full employment (called late-cycle phases, shaded in Chart 5). Inflation pressures were slower to emerge in these types of recoveries, allowing the Fed to proceed cautiously when normalizing interest rates. Interestingly, earnings-per-share for S&P 500 companies expanded by an average of 18% in inflation-adjusted terms during the two late-cycle phases, despite the twin headwinds of narrowing profit margins and a strengthening dollar (the dollar appreciated by an average of 23% in trade-weighted terms). The stock market provided an impressive average real return of 25%. We are not making the case that returns will be anywhere near this level in the coming years. The starting point for valuation, for example, is much more extended than it was in previous long cycles. There are also plenty of possible sources of shocks that could end the expansion abruptly. Nonetheless, it is not going to die simply of old age. In the absence of any major shocks, this expansion may continue for a while yet. One reason is that there are no major areas of overspending that would make the economy highly vulnerable. This includes the housing sector, where investment has lagged previous slow-burn recoveries by a wide margin. A lagging housing market is not surprising given the bloated inventory of vacant homes that had to be absorbed in this cycle. The good news is that overhang appears to now be gone. The stock of unsold new and existing homes has returned to low levels by historical standards (inventories of new homes are in fact now rising, after plunging between 2006 and 2012; Chart 6). Chart 5The Current Cycle Is ##br##A "Slow Burn" Expansion The Current Cycle Is A "Slow Burn" Expansion The Current Cycle Is A "Slow Burn" Expansion Chart 6The Overhang From Housing##br## Inventories Is Gone The Overhang From Housing Inventories Is Gone The Overhang From Housing Inventories Is Gone Other positive factors include the following: Lending standards haven't eased much, but FICO scores have increased sharply, meaning that more renters now qualify for loans and thus might move from rental unit to a single family home (which generates more GDP per unit). This factor was highlighted in a recent Special Report on housing.1 Affordability is favorable, and the cost of owning is cheap relative to the cost of renting. The home-ownership rate has returned to its long-term average (Chart 6, bottom panel). If the pre-Lehman bubble in the homeownership rate has been unwound, it removes a headwind for construction activity because renting favors multi-family construction that produces less GDP per unit than single family homes. The supply of foreclosed homes onto the market has withered along with the foreclosure rate. This might not affect construction activity because it represents families simply swapping homes for other ones, but it supports home prices. Importantly, household formation is still recovering from a period in which young adults stayed with their parents for longer than normal for economic reasons. The tightening in the labor market and cyclical rebound in real disposable income growth is allowing millennials to finally move out, boosting the demand for new housing stock (Chart 7). Chart 8 presents a simple way of estimating 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 remaining gap implies an extra 540,000 housing units. Chart 7Income Growth Is Helping Young Americans To Leave The Nest Income Growth Is Helping Young Americans To Leave The Nest Income Growth Is Helping Young Americans To Leave The Nest Chart 8A Catch-Up Housing Construction 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 equilibrium number of housing starts that cover underlying population growth plus the units lost to scrappage is estimated to be about 1.4 million annually. If the household formation 'catch up' occurs over the next two years, adding another 250,000 units per year, total demand could be 1.6 to 1.7 million in each of the next two years. This compares to the just-released March housing starts level of 1.2 million. If starts rise smoothly from today's level to 1.7 million at the end of 2018, then the housing sector will contribute about 0.2 percentage points and 0.5 percentage point to real GDP growth in 2017 and 2018, respectively (Chart 9). Chart 9A Housing Catch-Up Will Boost GDP Growth A Housing Catch-Up Will Boost GDP Growth A Housing Catch-Up Will Boost GDP Growth For the economy, the implication is that this already-aged expansion phase could persist for a couple of more years as long as it is not hit by a negative shock and inflationary pressures remain quiescent, allowing the Fed to proceed slowly. Bottom Line: Housing starts remain well below the equilibrium level implied by underlying household formation, and a "catch up" phase could help keep the current "slow burn" expansion burning over the coming years. Favor Housing-Related Assets The above analysis also has some favorable implications for housing-related financial assets. We originally examined the implications of a rebound in home construction in 2012, during the early phase of the recovery in housing starts.2 Our approach was to test the historical excess return performance of several financial assets as a function of key housing market variables, and concluded that housing-related financial assets were set to outperform their respective benchmarks in a bullish housing scenario over the following year (and beyond). We have updated our original analysis 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. Second, 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 homes following the crisis period on housing-related asset returns. Table 2 presents the list of housing-related assets that we examined,3 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 do contain useful information, with the exception of the two noted above. The rightmost column presents the share of excess returns explained by a composite model of the factors noted as significant for each asset, which varies from a low of 13% to a high of 20%. Table 2Important Predictors Of Housing-Related Asset Excess Returns* (June 2009-December 2016) The Good And The Bad The Good And The Bad Charts 10 and 11 present a set of relatively conservative assumptions for the key housing market variables shown in Table 2, based on a rise in housing starts modestly above the scrappage rate that we noted in the previous section. We assume that house price appreciation and housing affordability moderate due to further rate hikes from the Fed, that the already-elevated homebuilders' confidence index stays flat, that refi applications remain low due to the uptrend in mortgage rates, and that purchase applications rise in lockstep with housing starts. Chart 10A Set Of Conservative Assumptions... A Set Of Conservative Assumptions... A Set Of Conservative Assumptions... Chart 11...For Key Housing Market Variables ...For Key Housing Market Variables ...For Key Housing Market Variables Finally, Table 3 illustrates the predicted excess returns over the coming 12-months of the housing-related assets that we examined, along with the annualized excess returns in 2016 and over the entire sample period for the purposes of comparison. 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 3Excess Returns Of Housing-Related Assets* (%) The Good And The Bad The Good And The Bad The analysis presented above highlights several important conclusions for investors: The predictive power of key housing market variables has been smaller over the course of this economic expansion than in the past economic cycle (including the recession of 2008-2009), suggesting that housing market developments were more important during the downturn than they have been during the recovery. Still, housing market data is an important driver of excess returns for housing-related assets. All of the housing-related assets that we examined are expected to outperform their respective benchmarks over the coming year, even given the relatively conservative assumptions that we have made about the pace of gains in the housing market. For the three corporate bond assets shown in Tables 2 and 3, our model predicts outperformance even relative to their respective corporate bond benchmarks, albeit only marginally in the case of investment-grade banks. With the exception of S&P 500 homebuilders and banks, the model's predicted excess returns are lower over the coming year than they have been on an annualized basis since the onset of the recovery, highlighting that housing-related assets have front-run at least some of the expected normalization in the housing market over the coming few years. However, a full rise to our equilibrium estimate of 1.7 million starts over the coming two years could potentially lead to even larger outperformance than the model would predict. Charts 12 and 13 do not suggest that valuation will be an impediment to the outperformance of housing-related assets. Chart 12Valuation Won't Be An Impediment... Valuation Won't Be An Impediment… Valuation Won't Be An Impediment… Chart 13...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 over the coming 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 former. 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 Jonathan LaBerge Vice President, Special Reports jonathanl@bcaresearch.com 1 Please see U.S. Investment Strategy Special Report "U.S. Housing: What Comes Next?", dated March 27, 2017, available at usis.bcaresearch.com 2 Please see U.S. Investment Strategy Weekly Report U-3 Or U-6?", dated February 13, 2012, available at usis.bcaresearch.com 3 Note that we have excluded fixed and floating rate home equity loan ABS from our list of housing-related assets owing to 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