Tuesday, April 4, 2006

Les Tuiles

What at first appears to be a tile, glazed brick, or other "hard" modular system...

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...is actually a lightweight and bendable, interlocking interior "soft" wall system.

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Designed for a Kvadrat showroom by Ronan & Erwan Bouroullec, The Tiles (Les Tuiles) are made of compressed fabric and foam, each piece measuring approximately 660mm x 240 mm (26 x 9.5 inches).

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Possibilities of color and shape are extremely open and flexible, given the basic modular design.

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It's also highly transportable!

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(Found over at Arkinetia)

Urban Referent

I know this is an oldie and really old news, but after zooming around Chicago in Google Maps earlier today, I remembered back to my college days and the first time I saw the Crate & Barrel flagship on Michigan Avenue. At the time I assumed it was a Richard Meier design, what with the white aluminum tiles, expanses of glass, and cylindrical corner.

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This image found here

Actually, the store was designed by local office Solomon Cordwell Buenz, in a design recalling not only Meier's signature style but the simple white boxes of the store itself. What I remember from my first visit more than the exterior though was the skylit top floor. This skylight, and especially the diagonal wall, are what made me really think it was done by Richard Meier, whose Athaneum, High Museum and other early projects used geometry (in particular diagonals) to relate to their context, usually pointing to something of significance.

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So, what's the diagonal wall of Crate & Barrel pointing to?

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Well, the John Hancock Center, of course!

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As this image (found here) clearly shows, the skylight and diagonal wall unmistakably point -- and therefore relate the new building to -- the Hancock, a Modernist giant in Chicago. So what does this gesture accomplish? I think it does a few things: 1. It gives a new perspective on the Hancock, from four floors above Michigan Avenue, rather than on the sidewalk; 2. It elevates the status of the Hancock, as an urban and architectural icon; and 3. It attempts to align the store with the Hancock, in terms of high Modern design ideals.

The Fox and the Henhouse

The LaTimes is reporting that a Bill on 401(k)s raises worries about conflicts of interest.
House leaders want to eliminate a longtime safeguard against conflicts of interest in retirement planning, creating a major sticking point in efforts to overhaul the U.S. pension system.

The proposal, championed by House Majority Leader John A. Boehner (R-Ohio), would lift a barrier to firms that run 401(k) retirement plans that keeps them from giving employees investment advice if they stand to benefit financially.

The change would allow mutual fund companies such as Fidelity Investments to both manage 401(k) plans and advise workers to steer payroll deductions into their own funds.

Boehner said his proposal would make it easier for workers to get professional investment advice. As more companies abandon their traditional pensions, there is widespread agreement that people need help to ensure that their 401(k) accounts will meet their needs in retirement.
A widespread agreement by whom?
By the foxes hired to guard the henhouse?

Here is an interesting stat: 75% of mutual funds under perform the S&P average.
Here is another interesting stat: Long Term US Treasuries have outperformed the S&P for 6 straight years. One holding the S&P for that duration has not made a dime. I do not even want to approach the issue of real returns (inflation adjusted) because it might make you sick.

Has not Wall Street been touting equities the entire time?
Who benefited? Anyone that bought the Nasdaq 100 in 2000 and held on is still down 60%.

Mish aren't you cherry picking tops?
Yes of course I am.
But question remains: are we closer to a top than a bottom?
By any reasonable measure of value (PE or dividends) valuations are not only rich but insanely rich.

The foxes will have you "averaging in" right at the top. It is of course a method guaranteed to make profits, not for you but for the foxes. There is every reason to believe that stocks are in for a period of underperformance for a decade. That is simply how things work. 25 year bull markets and obscene speculation, first in the Nasdaq and now in credit, junk bonds, housing, and consumer spending are simply not wiped out in a two year decline in one index. The cumulative bubbles here are far greater than the Nasdaq bubble in 2000. I am in survival mode here. Whatever is left of this runup in the S&P and DOW let someone else have it.

"The examples of Enron and WorldCom painfully illustrate that workers need quality advice to help them make sound investment decisions about their retirement future, and the House approach provides an important new retirement benefit to working families," Boehner said in a statement.

Enron Flashback

Excuse me but who was recommending Enron?

Flashback 07/18/2002
Abbey Joseph Cohen is still call ENRON a hold. She has yet to call for a single SELL in a market that all but eroded away. They are the biggest perpetrators.

Here is a chart showing the gross incompetence by Abby "the guru" Conehead.



The above image is just a snip from The Enron Timeline with thanks to the Big Picture Blog.

My recollection is that there was not a single sell recommendation by any major wall street brokerage until after Enron had lost over 95% of its valuation. Now we see Boehner using both Enron and Wordcom as a reason FOR letting the fox guard the henhouse. Oh the Irony.

Please someone tell me how much the brokerage houses have pumped into Boehner's campaign chest. The fact remains that no timely sell signals were isssued on Enron, Worldcom, Kmart, and now GM.

Simple, Straightforward, Wrong

Here is a snip from the book Ahead of the Market:
Most of the major brokerage firms, in addition to issuing a recommendation on a stock, also provide a recommendation on the stock's industry. An analyst's recommendation is supposed to boil all his research down into one simple actionable piece of advice, the answer to the question, "Nice ten-page report, but what should I do about the stock?"

Not surprisingly, the recommendation is probably the most widely used piece of information contained in the analysts' research reports simply because it is, at face value, easy to understand and appears to be straight-forward. Do not be fooled. An analyst's recommendation is a wolf in sheep's clothing.

It is simple.
It is straightforward.
And invariably it is wrong.

In fact, if you had bought those stocks that were the most highly recommended by analysts over the two-and-a-half-year period from April 2000 to September 2002, you would have lost a phenomenal 47%.
Worldcom Flashback

Let's check out some CNN transcripts on Wordcom.
Interview with Scott Woolley
Aired July 8, 2002 - 13:31 ET

PHILLIPS: Now we've got to talk about Jack Grubman, the Salomon Smith Barney analyst. Big player here.

WOOLLEY: Sure. You know, made $20 million a year, back in the height of the telecom boom. Was the most important influential telecom analyst on Wall Street for years and years, very plugged into these companies. Orchestrated and indeed suggested a lot of the major mergers that went through, and in WorldCom's case, turned out very badly. So he's going to take a lot of flak today. There is no question about that. I mean, he really is this poster child for the ethical problems that Wall Street has had over the past four years.

PHILLIPS: Well, he is the one who attended the WorldCom board meetings, he is the one that -- he was calling investors, telling them to sell, correct?

WOOLLEY: Yes. And I mean, he finally got around to issuing a sell recommendation on WorldCom stock a couple days before these accounting problems were issued. I mean -- but he was -- there was no bigger tout on this stock than Jack Grubman. And he was very tied in, and because he was so tied in, people assumed he knew what he was talking about, and that he had a reason for believing in this company. Ultimately it was proven that he didn't.
The Settlement

The May 01, 2003 issue of CFO issued a report entitled On Closer Examination. Let�s take a look.
As part of a more than $1.4 billion settlement Spitzer brokered with the investment banks over various misdeeds, 10 Wall Street firms, including Merrill Lynch, Credit Suisse First Boston, Smith Barney, and Morgan Stanley, will be required to pay $900 million in "retrospective relief" for investors, $450 million over five years to fund research from independent companies, and another $85 million for educating investors.

The settlement, as well as new rules from the National Association of Securities Dealers, the New York Stock Exchange, and the Securities and Exchange Commission, will also prohibit investment banks from subsidizing their research arms or influencing analysts' pay, and require analysts to disclose relationships with the companies they follow. An additional directive from the SEC will require analysts to certify that their reports reflect their true personal views.

And as long as the one-stop shop remains, analysts will have conflicts, says Haas. "As long as research still comes out of the same house as investment banking, there will be problems," he maintains. He doesn't think the disclosures about bankers' relationships with their research clients will help much, either. According to Haas, the disclosures will eventually look like boilerplate, and people will begin to ignore them.

Hill agrees that reform might not have a huge impact on the system. "You can issue all the 'thou shalt nots' you want, but investment bankers and analysts are going to talk, and [analysts] are still going to feel that they have to play ball," he argues.
A History Lesson

WhisperNumber is writing about The Firms and People that Steal Your Money.
"Those who do not learn from the mistakes of history are doomed to repeat them".

A few years back I considered myself an 'Ignorant Individual Investor'. I labeled myself within this group of investors simply because I knew very little about investing or how the Wall Street game was played. I found out during the 'bubble years' that the playing field wasn't level, and that making money turned out to be much more difficult for me than for those 'in the know'. I followed the advice of so-called 'experts', made trades based on 'research' reports, and recommendations. But what I didn't know was that many of these recommendations and reports coming from analysts and professionals were 'bunk'. In many (proven) cases information was intentionally offered to mislead, whether through fraudulent research reports, unfair research, investment banks receiving or not disclosing payments for research, or the engaging in spinning of IPO's. The companies involved in these practices include the following: Citigroup's (NYSE: C) Salomon Smith Barney unit, Merrill Lynch (NYSE: MER), Credit Suisse Group's (NYSE: CSR) Credit Suisse First Boston, Goldman Sachs (NYSE: GS), Morgan Stanley (NYSE: MWD), Bear Stearns (NYSE: BSC), J.P. Morgan Chase (NYSE: JPM), Lehman Brothers (NYSE: LEH), UBS Warburg, and U.S. Bancorp's (NYSE: USB) Piper Jaffray.

These firms hope we stay ignorant and will soon forget the wrong doings they have brought upon us. As for myself, I have neither forgiven nor forgotten. In fact, I'm still quite bitter as the evolution (or better said lack thereof) within Wall Street's research and investment-banking relationships has little changed. It is this bitterness that has helped me become more aware of the field of play. It was not and still is not fair to the individual investor, and my excuse of being ignorant can only be used once. Going forward I know what I'm up against, and I wanted to remind those of you that may be slipping back into your ignorant ways that without real change, you'll have no one to blame but yourself next time. And believe me, there will be (another) next time.

Let's review some of the stories that made quick headlines:
'A top Morgan Stanley stock analyst won't face civil charges in the conflict of interest investigation of analysts and brokerage firms and will be allowed to continue working on Wall Street, a source close to the investigation said Wednesday. Mary Meeker, a leading tech stock analyst, will be criticized in the landmark settlement with Wall Street's top brokerages, but she won't face sanctions like those placed on other star analysts for allegedly misleading investors with biased stock ratings during the street's 1990s "bubble," the source said Wednesday, speaking on condition of anonymity.'

'Merrill Lynch's Henry Blodget is facing regulatory action and Salomon Smith Barney's Jack Grubman has been barred from the securities industry. Frank Quattrone, the former powerful banker in charge of the global technology group in Credit Suisse First Boston, is also being investigated by regulators.'

So what has happened since these very prominent figures have appeared in scandalous news headlines?

Mary Meeker is still at Morgan Stanley, and was recently praised in a Forbes article as "Morgan Stanley's luminary Internet analyst." She was 'allegedly' touring China at the time. And kudos to Forbes for letting bygones be bygones with Mary's 'alleged' wrong doings.

Merrill Lynch hall of famer Henry Blodgett, who privately disparaged stocks he had touted in public, is, (now get this), working for online magazine Slate.com as a reporter to cover the insider trading charges facing Martha Stewart. Slate.com can now join the ranks of CNBC, Reuters etc. for maintaining journalistic integrity. As for the regulatory action against Blodgett (a settlement with no admission of wrong doing was reached with AG Spitzer), well, that would be overlooked on anyone's resume, right?

And in a related Blodgett/Merrill story; in July of this year, Henry Paulson Jr., chief executive of the Goldman Sachs Group, chose former director of research at Merrill Lynch, Andrew Melnick, to run Goldman's research department. What's the relation here? Mr. Melnick was the supervisory analyst in charge of Henry Blodgett at Merrill Lynch. (By the way, Paulson is a Board member of the NYSE). Don't you just get all warm and fuzzy inside knowing that Goldman has taken the high road here and brought in a fresh research perspective?

Jack Grubman has moved on�uh, well�moved over to a new office at least, within Citigroup. (No, really, I couldn't make this stuff up if I tried.) Despite being banned for life from the securities industry for misleading his clients with pumped-up reports on telecommunications companies, Mr. Grubman has an office at a Citigroup bank building (he works at least 15 hours a week at the banking group to help prepare its defense against lawsuits). His $33m severance package maintains that he would have to commit time to the firm's legal team to ensure a payment of $50,000 every three months. The payment is part of a $1.2m cash deal spread over 18 months. The bank is also paying for Mr. Grubman's own legal bills. The severance package included forgiving a $15m loan he was given in 1998; another $12m came from cashed-in share options and restricted stock. Let's hope the 15 hours a week isn't too much for Jack and he spreads it out over five or six days.

Nothing has changed, and nothing will change. If you think otherwise, you're wrong or delusional. How can I be so sure? Easy. Name me one firm that has been brought to court, found guilty and duly punished with executives (remember those guys in charge?) sent off to jail? Better yet, name me more than one individual from the above mentioned firms that has been taken to court, found guilty, assets taken, restitution enforced, and sent to jail? The majority of executives and all the firms have been able to get off neither admitting nor denying wrongdoing, and have ended up paying a pittance of a fine. (By the way, many of the settlements were covered by corporate insurance policies.)

As stated in the opening sentence: "Those who do not learn from the mistakes of history are doomed to repeat them".
A question by Mish

Can I be blunt?
Hmmm. The Mish telepathic message lines are flooded with responses.
In fact, we are so close to a circuit overload that I have to stop the survey in a new record of 10 seconds flat. It seems the answer is 99 to 1 in favor of Mish being Blunt" so here goes:

Wall Street pimps like Henry Blodgett, Abbey Joseph Cohen, Jack Grubman, Mary Meeker and an endless list of others have proven time and time again they can not be trusted. $1.4 billion in fines spread out over 10 major Wall Street firms is peanuts. With fines that anemic, it is a license to bribe, steal, and cheat. I have no doubt that a big succession of "high fives" went out over that settlement. Wall Street will continue to lie, steal and cheat while smiling and telling you to "have a nice day".

If you want the fox guarding the henhouse then please write your senator or congressman and tell them it is OK with you. If not, please send them an appropriate message. Yes, you have my permission to be blunt.

Mike Shedlock / Mish
http://globaleconomicanalysis.blogspot.com/

Monday, April 3, 2006

Monday, Monday

My weekly page update:
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World Birding Center in Mission, Texas by Lake|Flato Architects.

The updated book feature is Collapse: How Societies Choose to Fail or Succeed, by Jared Diamond.

Some unrelated links for your enjoyment:
swissmiss
Weblog of Tina Roth Eisenberg, with an emphasis on "space-driven, clean, elegant design solutions." (added to sidebar under blogs::design)

Destination Design
Weblog of Tina Roth Eisenberg, with an emphasis on "space-driven, clean, elegant design solutions." (added to sidebar under blogs::design)

Joel Kotkin
Home page for the "internationally-recognized authority on global, economic, political and social trends". (added to sidebar under criticism)

Sunday, April 2, 2006

Salter's Back

Peter Salter had all but retired from practice in the nineties, devoting his time to teaching until former student Crispin Kelly, now in the fast-paced world of developing, sought him out to create four bespoke houses in Notting Hill. His unusual plans have not disappointed.
A story in Building Design about one of my favorite architects, transcribed at Archinect.

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Blog Maintenance/Annoyance

I'll be going way back into the archives today to fix a bunch of broken image links that are on a now defunct server/account, so I apologize in advance for those of you who read this page via a reader, a la Bloglines. Hopefully I'll be done with it all in one day.

Saturday, April 1, 2006

New Math on Homes

The New York Times is writing about New Math on Homes. Let's tune in to the latest "It's different this time" thinking.
Gary and Margaret Hwang Smith spend a lot of time musing about real estate.

It is not just that the couple, economics professors at Pomona College, have put so much of their money in the game, having bought a home in Claremont, a college town in Southern California, a real estate market that has been described as overpriced by most and a bubble by some.

Rather, they said, applying economic tools to buy a five-bedroom 1922 Craftsman home sharpened their thinking and guided two years of research into whether there is a bubble. They concluded that not only was the Los Angeles region not in a bubble, but many markets that others were calling overpriced, like Chicago or Boston, were probably underpriced.

Their findings are at odds with other surveys that use the relationship of home prices to income to determine whether home buyers are overreaching. Homes in Orange County, Calif., were fairly priced, the Smiths found. Some cities like Dallas, Indianapolis and Atlanta were screaming bargains. Homes they surveyed in San Mateo County, south of San Francisco, were, however, overpriced by about 54 percent.

In a paper the two presented at the Brookings Institution this week, "Bubble, Bubble, Where's the Housing Bubble?" they said that even though prices had risen rapidly and some buyers unrealistically expected the trend to continue, "the bubble is not, in fact, a bubble in most of these areas."

They argued that the value of a home is determined by the rent it could fetch. Calculate the future rents, subtract mortgage payments, taxes and other costs, factor in a good annual rate of return of 6 percent or more, and one should be looking at the proper price of a house or condo.

Their bottom line was: "Buying a house at current market prices still appears to be an attractive long-term investment."

Richard Peach, a vice president at the Federal Reserve Bank in New York who studies home prices and their relation to income, echoed that view, saying, "This is an important paper."

The value of the Smiths' research may be its practicality. It concentrates on the how, more than the why, in laying out a method to determine the underlying value of a home. They offer a way for real estate agents, financial planners and prospective homeowners to understand how much is too much to pay for a house.

Karl E. Case, a Wellesley College economics professor who has been studying real estate prices for more than 25 years, calls the paper's method "absolutely the correct way to think about it."

The Smiths say a prospective homeowner needs to ask, Should I buy or should I rent? That the value of a house is tied to the rent it can command is not a new idea. Other economists have advanced the idea and some have advanced the notion that a bubble can be measured with price-to-rent ratios that correspond to price-to-earnings ratios for stock.

But a price-to-rent ratio does not go far enough, according to the Smiths. Investors like Warren E. Buffett value a stock by looking at its intrinsic value � that is, how much return one would get on the stock over time. For stocks, that is the cash the company generates and, in some cases, gives back to shareholders in the form of dividends.

The intrinsic value of a house is the rent that it can generate. "It's not that houses are like stock," Mr. Smith said, "but if you think about them as you do stocks, you start thinking about it correctly."

The problem is that there has not been a good way to compare rents with homes. Indexes that try often end up comparing apartment rent with prices of a single-family home. A result, the Smiths said, is inflated price-to-rent ratios that are displayed as evidence of a bubble when one may not exist.

The Smiths solution was to look for "matched pairs" of similar houses, one rented, one owned, but both in the same neighborhood. They did this in 10 cities in which they could find enough real estate data and matched pairs. Once they had established what rent was for a certain house, they used software they created to compute the flow of rents over time, factoring in the outflow of mortgage payments, maintenance costs and taxes. Then they had to determine what those future payments would be worth today, which economists call the net present value. If the net present value is a positive number, the house is worth the price. If the result is a negative number, the buyer would be better off renting it.

Several economists, like Mr. Case and Mr. Shiller, quibble about the assumptions the Smiths make in doing their calculations � for example, homeowners spending only about 2 percent of the house price a year on maintenance or that everyone can obtain a mortgage interest deduction.
I find it interesting the number of complete fools hopping on the "no bubble bandwagon". The 2% maintenance figure is of course questionable, but I am very surprised that no one questioned the key assumption that house prices will rising 6% a year from now until eternity.

It simply does not wash. Here is something that does. Long term prices of houses simply can not rise above people's means to pay for them. That is a simple economic fact. Here is another simple economic fact: Family incomes are falling. The negative savings rate and rising foreclosures are more proof of stress in the system. Real wages have fallen for 4 consecutive years and that includes some pretty fat bonuses of the Wall Street fat cats at the top end.

The fact is that home prices are several standard deviations above norm in terms of affordability in many locations. Gary and Margaret Smith are simply making the classic mistake of projecting into the future what has happened over the last 10-20 years as if it that period is the norm. That is the same type of mentality used to justify the Nasdaq bubble in Spring of 2000.

At 6% appreciation a year home prices would double again in 12 years. That nifty 3 bedroom shack in California now priced at $800,000 would supposedly go for $1.6 million in 12 short years. That $750,000 condo in Florida supposedly would be going for $1.5 million 12 years from now. Sorry, I do not think so. Who could afford to buy them? Buyers are already stretched.

Did the Smith's factor in property taxes? Did they factor in the possibility of rising federal taxes? Did they factor in the possibility of a ball breaking recession? Did they factor in global wage arbitrage that is working to suppress wages in the US? Did they factor in possible effects of a baby boomer retirement?

What did they factor in other than an absurd and unfounded belief that home price will continue to appreciate at a 6% clip from now until eternity?

The Smith's are in fantasy land. There is no economic justification for their key assumption. Proof will be coming up shortly when bubble area prices drop 40% or more, and the non bubble areas stagnate at best.

People are always looking for reasons to justify their purchase. It happened with the Nasdaq bubble and it is happening again in the echo bubble in housing. Their study, a 60 page PDF, is impressive in length but unfortunately their key assumption is as flawed as dot com "click count" analysis was in 1999.

Mike Shedlock / Mish
http://globaleconomicanalysis.blogspot.com/
 
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