Countrywide Financial: It's All About Liquidity March 27, 2007
Countrywide: It's All About Liquidity"While there is no denying that quantitative
modeling can provide a much needed beacon of light to guide us through the
treacherous waters of financial markets, it can also be argued that the
currently accepted pricing models have serious flaws."
There is a lot of new activity in the regulatory sector
regarding projects to build data collection capability focused
on issues like the mortgage market, collateralized debt obligations
or CDOs, and counterparty risk. Understanding who's got the
ball in terms of concentrations of risk arising from the mortgage securitization sector
has become a near obsession within certain US regulatory
agencies -- and not a moment too soon.
The shadow currently hanging over the US mortgage industry
is about liquidity, or the lack thereof. Both in the market for new loan
originations all the way through to the investor in CDOs, the torrid flow
of 2005 and 2006 is now a trickle. One fellow who understands the
liquidity issue is Angelo Mozillo, the CEO of Countrywide Financial Corp
(NYSE:CFC). He claims credit for sounding the alarm
regarding subprime and asset quality generally a year ago. Mozillo very clearly is anticipating the demise of
his less prudent competitors, as well as speculative investors in real
estate.
CFC's lead unit reported a whole 4.8bps of
aggregate loan defaults in 2006 vs. 16bp for the mortgage specialization peer
group of the FDIC, a four-fold increase over 2005 for CFC but actually a decline
for the peers. Mozillo does not need any VaR models or Monte Carlo
simulations to tell him that the rest of 2007 is going to be ugly and he seems
to relish the prospect. Part of the reason may be the strong
financial profile the bank reported at the end of 2006, as shown
below.
The IRA Bank Monitor: Countrywide Financial Corp -- December
2006
As liquidity is being taken away by the Fed and
by the banks, Mozillo told Jim Cramer last week, there
are "hundreds and hundreds" of subprime lenders being forced from business as the market rationalizes "below
the radar screen." Happy days. The demise of these "irrational" lenders,
as Mozillo rightly calls them, means a reduction in
secondary market demand and the prospect of losses for investors in existing
production.
Picking up market share by watching your competition destroy
itself is not a business model for the faint of heart, but CFC has
historically exceled avoiding the cyclical pitfalls of the mortgage
market. Notice that the draconian Economic Capital model in the IRA Bank Monitor
assigns a ratio of EC to Tier
One Risk based capital of < 1 for CFC,
0.597, suggesting a relatively low-risk business model. Ditto the double-digit RAROC. In fact, because the CFC loan book
has been so quiet for so long, most of its capital exposure in our
EC model comes from securities risk.
CFC's
lead bank currently is supported by capital
equal to just 7.7% of total assets, almost a full standard deviation below peer. Based on
quant models geared off of the past decade's default experience, CFC looks well capitalized,
but Angelo better hope those retail loan default rates stay in single digits,
just like the model says. In 2001, CFC reported 90bp of
defaults, but has tracked < 5bp since then.
One telltale indication
that Mozillo indeed knew the US mortgage bubble was a bust is that CFC raised its loan yield 150bp
between 2005 and the end of 2006, this
as his competitors were playing beggar thy neighbor, competing for the last marginal
borrowers. Let's see if Mozillo has enough capital in CFC to ride the secular wave
of rising mortgage defaults in 2007 and beyond.
Not everyone takes the sunny, pick the meat from
their dead bones outlook of Mr. Mozillo on the US real estate sector.
Many homeowners, lenders, traders and end-investors are burdened
by huge amounts of risk shifted onto
their shoulders by the Sell Side
over the past decade. Nearly all involved share a common problem --
failing liquidity, falling prices in particular and widening credit spreads generally. Consider some examples we've
heard in our travels:
The Home
Owners: You are a two-career,
"prime" couple
in Washington DC who sold their townhouse in 2003 for
$370,000 and bootstrapped into a $750,000 home in Potomac, MD, via an
interest only mortgage. The mortgage balloons in a year. The home valuation, in theory at least,
peaked over $1 million early in 2006. Today, with interest rates rising
and DC quickly reverting back to a rental model for
new construction, the two-career couple cannot find a bid for
the house or a refinancing such that they could walk away at the close without writing a
check.
The Manager: You are a mutual
fund manager who purchased a number of CDOs over the past several years,
including a series of deals brought in the 2005-2006 window when risk
spreads were
particularly tight and demand for collateral was fierce. Because of the high proportion of subprime paper in these deals, the effective bid for these specific CDOs has fallen dramatically as the ratings for the deals were downgraded. The fact that spreads have widened is also adding to the pain, which all told equates to roughly a 10% loss on the paper. Incidentally, the CDS for CDOs still trade significantly below the expected low double digit default rates on such portfolios. Go figure. Your auditor begins to ask questions when your prime broker balks at emailing a valuation for your portfolio.
The Lender: You
are the CRO for a bank which sold some of its mortgage production during 2005-2006, but still
has more than 45% of total assets concentrated in retail and commercial
real estate lending. The bank has made
good money originating, selling and even trading loans, and writing credit derivative insurance
on CDO traunches. In fact, since 2003 the bank's portfolio of real
estate loans has doubled as a percent of
total assets. The bank's credit function has been satisfied with the risk profile,
net long default risk and a hefty helping of duration as well, but the internal
auditor just flagged the loans and CDS, and added an exception to a quarterly review, asking
whether a valuation haircut need be applied to the bank's conduit and
related derivatives. Fact is, the conduit is now effectively closed and the only bids
in the market for loans purchased in the heady 2005-2006 window are well below par.
The
Trader: You're a trader at a hedge
fund which supplemented its returns over the past several years
by writing CDS cover for CDOs brought to market by your prime
clearing broker. The hedge fund's inventory of CDS contracts is financed by the
prime broker. So far, the hedge fund has experienced no defaults
covered by its CDS positions and took previous period premiums to income rather
than creating a reserve for future contingencies. The indicated bid side of
the five year CDS written by the fund against CDO deals has
moved almost 1,000bp in the past 90 days and the prime broker is not willing to make
a cash bid for older CDS positions. Given the change in
pricing, the hedge fund's managers debate when and how to inform investors
about the loss and, more important, the prospective future cost of performing
on CDS obligations. The fund eventually suspends client withdrawals
and reserves 30% of fund assets to cover CDS obligations.
All of these threads have one thing in common, reliance upon quantitative models employed by broker-dealers
and the rating agencies to measure and price the risk of loans,
CDOs and derivative securities. Pressure from both buyers
and sellers of mortgage securitization deals helped boost collateral values
and push credit spreads down to unrealistic levels, in the process causing
a demand-driven surge in home prices which saw default rates
fall to zero at many banks. At one point last year, CDS for subprime CDO
deals was trading at less than 10% of the expected default rate on the collateral,
like a "CCC" trading as a "A" credit default rating.
Over the past five years, the use of
risk pricing tools such
as VaR models and other types of statistical routines arguably amplified the effect of excess liquidity,
boosting the throughput of the Wall Street mortgage origination machine, generating big
fees, and vastly expanding the pool of risk for end-users. Now
that process seems to be unwinding. For competitive souls like
CFC CEO Angelo Mozillo, that fact seemingly spells opportunity, but only if
loan default rates across the board stay below long-term averages.
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