This is a tough time for contrarians looking for bargains in the US equity market. Everyone is still enjoying the dance. Bad news does little or nothing to dent enthusiasm.
There is, however, at least one sector that has conspicuously failed to join in the party. Real estate investment trusts started to drop sharply back in May, and have not recovered. Virtually the entire sector suddenly went out of favour.
Using the FTSE-Nareit indices, US Reits are down 10.1 per cent since the beginning of May, even when yield is included, while the iShares Mortgage Real Estate exchange-traded fund, which tracks the Nareit index of mortgage Reits, has fallen 19.8 per cent. Meanwhile, the S&P 500 has gained 15.4 per cent.
There is an obvious reason for this. Reits are an interest rate play. Reits rely on debt markets to finance their attempts at growth, making them rate-sensitive.
They are required to pay out at least 90 per cent of their taxable income in dividends each year to maintain their status. With short-term interest rates held close to zero by the Federal Reserve, this made Reits very attractive – especially as they can now easily be bought through exchange traded funds.
Once the Fed started talking about “tapering” its monthly bond purchases, it was no surprise that bond yields rose and Reit shares fell.
The response to the Fed’s decision not to taper in September, however, has been surprising. Stocks have set new highs, but 10-year bond yields are still a full percentage point above where they were when taper talk started in May. Other instruments popular for their high income, such as utility stocks, high-yield bonds and master limited partnerships holding oil pipelines, have recovered significantly. Yet Reits are bumping along, barely above their lows for the year.
Reit opportunity?
Could this have created a Reit buying opportunity? There are two ways this might happen. First, the market may be wrong about interest rates. The consensus expectation is that tapering will happen fairly early next year, probably in March. While not great for Reits, the sell-off so far should have taken much of this risk into account.
If this does not happen, or if incoming Fed chair Janet Yellen succeeds in jawboning bond yields downward with strong forward guidance, then securities that offer an income will be popular again. That points particularly to Reits which hold mortgage-backed bonds – which have recently fallen far out of favour. A recent brutal sell-off hit Reits such as Annaly (now at its lowest level in more than a decade) and American Capital (at a four-year low), which hold bonds issued by the federal mortgage agencies and fund themselves largely through the repo market. When rates are rising, leveraged plays on mortgage-backed bonds are naturally unpopular, so these could be value traps.
What are the chances the market is wrong about rates? Under Mr Bernanke, the Fed tried to persuade traders that tapering was not the same as tightening monetary policy, and failed. Ms Yellen is geared to make another attempt; staff at the central bank have had an extra year to make their case, and this time they may succeed.
Also, the US economy might fail to continue its recovery, causing rates to fall.
Look for value
A second way for Reits to offer value lies in the way investors bought them during the upturn. The average Reit buyer would have been unlikely to have taken notice of any statistic other than yield, and buying through ETFs – almost by definition indiscriminate – has dominated the sector.
So, anyone with a grasp of how to value a Reit should be able to find bargains. Look for value, and for Reits whose line of business gives them a chance of strengthening in line with the market – even if rates rise and the economy recovers.
As a whole, US equity Reits trade at a discount of 6.8 per cent to net asset value, according to SNL Financial. But some are at a far deeper discount, with multifamily rental Reits selling for 18 per cent less than their net asset value.
Is this as tasty as it looks? Jason Lail, manager of property research for SNL Financial, suggests this sector could offer protection if rates rise as expected. Demand to rent apartments might rise if mortgage rates rise, putting ownership out of reach for many. And if the economy is strengthening, the army of twentysomethings now living with their parents might have enough money to rent.
Another sector that should benefit from an economic rebound is hotels (whose “leases” are renewed every night, and which trade at slightly below their net asset value).
Any move into Reits is a bet that the market is wrong about rates. But for anyone who thinks US rates will fall or stagnate next year, Reits repay close study. After an almost uniform rise in the US market, they appear to be the most attractively priced way to make that bet.
Source: http://www.ft.com/intl/cms/s/0/9520ba6a-56b7-11e3-8cca-00144feabdc0.html#axzz3PTZUNDox
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