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8-5-03                                                                                           Vol. 6: No. 8
RealtyStocks' Observer
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Monthly Feature:
BONDS FIZZLE AS RATES SIZZLE
Yet REITs Remain Strong.



A. Bond Markets Fizzle as Rates Sizzle
B. Changing Times in Real Estate Financing
C. Large Cap REIT Performance
D. Equity REIT Performance
E. Mortgage REIT Performance
F. Realty Corporations
G. Real Estate Mutual Funds

A. BOND MARKETS FIZZLE AS RATES SIZZLE
Though the yield on 10-year Treasury bonds reached a 52-week high last week, a more important issue is that the bull bond market that began in 1981, may be dead. Many believe the 45-year low for the noted bonds reached 3.11% on June 13th may not be seen again for decades. It appears the frenzy to own bonds probably went to far this past June. However, the most recent run-up in rates can be attributed to the Federal Reserve who a few weeks ago lowered the discount rate to only a quarter of a point when a half point was expected, and has commented that the economy may soon be growing over 4% ebbing the fear of deflation. These comments, together with significant borrowing needed by the Federal Government, caused 10 and 30-year Treasuries to decline around 10% and 15% in July, respectively, as 10-year rates surged to 4.6% last week. The 6-week increase in the 10-year Treasuries of 1.5%, or 47.9%, is astonishing. Though the bond decline may seem temperate compared to the dot com pop, bonds have actually lost more in a 3-month period than anytime since 1927. The last time rates surged like this, the effects rendered serious financial difficulties in some hedge funds as well as some major companies. Should similiar incidents reoccur, it could impose considerably more downward pressure.

Despite the rise in rates, stock indices have actually held up well, only slightly off from yearly highs. Overall, second quarter earnnings matched rather optimistic expectations. However, due to the lack of strong upside surprises, stocks have been unable to mount additional momentum so far. With rates higher, the dollar has also strengthened. Unfortunately, this makes U.S. goods less affordable abroad, which in effect may lower corporate earnings thus causing even greater U.S. trade deficits. Furthermore, if rates continue to rise, it could increase corporate costs decreasing the liklihood of a strong economic recovery. Consumers, the engine that has kept the economy in gear, is also likely to loose power. On the positive side, the U.S. financial markets may be more attractive to foreign money due to higher yields, especially when adjusted for currency fluctuations.

Adding to the already merky waters, important indicators released last week did not provide a clear direction for the economy. Despite positive signs in GDP growth of over 2.5% for the last quarter and a slight reduction in the unemployment rate, payrolls shrank by 44,000 last month with a loss of 486,000 jobs since the year began. Even worse, over 1 million jobs have been lost since the recession technically ended in November, 2001, and manufacturing employment is down 2.7 million jobs in just 2 years. Contrary to past recoveries, job growth is not ensuing. Moreover, employment sectors that are improving, (e.g. the service industry), have compensation levels that are lower than industries such as manufacturing and technology. Automation is creating a much more efficient work force here in the U.S., however off shore manufacturing is providing lower priced goods that, although good for consumers, is eliminating an increasing number of jobs. Many economists expect these dynamics to keep economic growth modest, which in turn, should keep interest rates from surging much higher.   Top


B. CHANGING TIMES IN REAL ESTATE FINANCING
Home refinancings, representing about 75% of the business for most home mortgage firms, has been in a bull market for quite a while. However, last week's pop in interest rates, reduced loan applications by 25 and 35 percent in just a week. Mortgage industry representatives have revised their business volume projections downward for the remainder of this year, and into next. This has not gone unnoticed as stocks for most mortgage lenders and banks have recently softened. On the contrary, REITs have proven an anomaly. They again performed quite well, as discussed below. Despite skyrocketing treasury rates, junk bonds and other high yielding securities (e.g. Mortgage, Specialty and Health Care REITs), have also remained fairly firm. A plausible explanation for this phenomenon is that in an improving economy, there is a perception that marginal companies associated with junk bonds or high dividends will improve, making those bonds or stocks less risky.

Though it may be too early to cry wolf in fear of collapsing home prices, should 10-year rates refrain from settling down and continue past 5%, there is little doubt that most housing markets will be under a great deal of pricing pressure that, beginning in late summer or early fall, are at the start of a slowing seasonal period for residential properties anyway. Robust consumer spending has largely been kept alive by rising home prices, home equity loans and low debt payments. With an eventual change in that formula, corporate spending and job growth will need to improve in order to to pick up the slack; a task that, for now, seems daunting. Commercial real estate values are also tied to an improving economy with expectations of higher occupancies and rents, resulting in greater income and improving earnings. This is largely why we believe REITs have continued to maintain and even improve their pricing. Allow rates to rise to rapidly, however, and not only does the promise of a better business environment diminish along with better revenue expectations for REITs, but financing cost will also rise significantly, creating more pressure on both yields and values. As we mentioned before, the relationship between rates and real estate values is delicate. We may find out just how sensitive this relationship is if rates continue to rise.   Top


C. LARGE CAP REIT PERFORMANCE
Large Cap REITs ended July with a strong monthly price increase of 4.8%. They were also slightly ahead of the broader Equity REIT performance. The best large cap performer for July was between Apartment Investment (AIV) and Avalon Bay Communities (AVB) gaining 13.9% and 10.2%. The worst performing large cap REIT for the month was Boston Properties (BXP), falling -1.2%. The best performing stock, Year-To-Date (YTD), was Kimco Realty Corporation (KIM), gaining 33.6%, and the worst YTD was Hospitality Properties (HPT), losing -10.5%. Please see
Large Cap REITs.)   Top


D. EQUITY REIT PERFORMANCE
Equity REITs were robust in July with a price gain of 4.6%. Out of the fifteen groups, none had negative returns. Those groups with the best monthly performances were
Hotel, up 7.67%, and HealthCare, up 7.67%. The worst group for the July, but still in the positive, was the Specialty group, up 1.38%. The best performing groups YTD were Specialty, up 28.62%, followed by Retail Centers, up 23.91%. The worst group YTD, yet still positive was Hotels, up 9.19%. For the most part, the major property type groups (Apartments, Industrial,Office and Hotels) have been the laggards so far this year, but they still have respectable price rises from about 10 to 15 percent since the beginning of the year. The property type groups that have excelled this year, however, is anything retail (from malls to outlet centers), Health Care, Specialty, Mobile Home Parks - all up over 20% on the year.

The best performing Equity REITs for July were Meristar Hospitality Corp (MHX) and Meditrust (LQI), gaining 30.4% and 21.3%, respectively. The worst monthly performers were Income Opportunity Realty Trust (IOT) and Correctional Properties Trust (CPV), losing -15.7% and -8.7%, respectively. The best performing stocks YTD were Golf Trust of America (GTA) and Omega Healthcare Investors Inc. (OHI), gaining 124.4% and 60.4%. The worst performing stock YTD were Income Opportunity Realty Trust (IOT), losing -34.3%, and Felcor Suite Hotels, Inc. (FCH), losing -21.8%, respectively. (Please see Equity Gainers and Losers.).   Top


E. MORTGAGE REIT PERFORMANCE
Mortgage REITs were more quiet in July the their Equity cousins, and posted only a modest price rise of 0.68%. The best performing group for the month was
Residential & Commercial Mortgage, gaining 2.64%. Still, YTD the mortgage sector posted a gain of 20.89% and is slightly ahead of Equity REITs. The best performers for July were Novastar Financial (NFI) and NewCastle Investments (NCT), up 16.7% and 11.7%, respectively. The worst performer was Imperial Mortgage Holdings, Inc (IMH) losing -18%, respectively. The best performers YTD were Novastar Financial, Inc (NFI), up 124.8%, and American Residential Inv. Trust (INV), up 93.5%. The worst performing stock YTD was Capstead Mortgage Corp (CMO), losing -54%, respectively. (Please see Mortgage Gainers and Losers.)   Top


F. REALTY CORPORATIONS
Realty and Housing Corporations gained 3.94% in July. The best monthly performers were
Construction and Engineering with a gain of 18.2% and Timberland up 7.8%. The worst monthly was Home Builders and Technology with respective losses of -4.1% and -3.4%. Despite being one of only two groups that were negative this past month, Home Builders have appreciated 44.5% YTD and still has the best gain of any group. However, rising rates that may reduce sales for Home Builders are a concern.

The best stock performers for July were Southern Energy Homes (SEHI), up 40% and Crown Castle Int'l Corp (CCI), up 27.4%. The worst monthly performers were Foster Wheeler Corp (FWC) and US Reatel (USRTE.ob), down -37.9% and -33.3%, respectively. The best performers YTD were Tut Systems, Inc (TUTS) and Crown Castle Int'l Corp. (CCI), gaining 177.8% and 164%. The worst performers YTD were US Realtel, Inc. (USRTE.OB), down -58.6%, and Rayonier Timber (RYN), down -23%, respectively. (Please see Realty Corp. Gainers and Losers.)   Top


G. REAL ESTATE MUTUAL FUNDS (REMFs)
The average total return for real estate funds in July was 2.45%. The best performing monthly REMFs were Profunds and Strategic Partners with respective overall returns of 4.17% to 3.41%. What is most surprising, is that no fund did as well as the broader Equity REIT market this past month. Even the performance of the largest 25 REITs was better. We suspect that some funds may have been lured into HomeBuilders, which was performing quite well but had a down month, and that most funds are still heavily concentrated in Office and Industrial, which also lagged this past month. The best performers YTD were CGM Realty and Alpine, both with returns of 40.29% to 39.04%. (Please see
REMFs.)   Top


Stock Changes. Timberland Properties (TIMBZ.ob) was deleted for our list.

Note: In reporting group percentage changes, stocks that were under $1 are excluded from our calculations. If a stock is under $1 for more than two months, it is subject to removal from our coverage. All gains or losses regarding Realty Stocks are price changes only; dividends are excluded, and are calculated as of the end of each month.

Disclaimer: The material provided herein should not be taken as endorsements or recommendations to invest in a stock, fund, a group of stocks or other securities. No guarantee can be made as to the expected performance of such investments. Investors should consult all available information, including data external to RealtyStocks and associated Web sites, and exercise own best judgment before making any investment decisions. The author may have equity positions in some of the companies covered in RealtyStocks, which may change from time to time, and will divulge such information upon request   Top


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