Macro Monkey Says
Could Ruin Everything
That’s what CRE stands for in finance, right?
Oh, never mind - my editor tells me it’s actually “commercial real estate.” I guess we can roll with that.
This month, for the first time since ‘Nam, inflation was no longer the greatest fear among investors, according to Bank of America’s monthly fund manager survey. As if I even need to say it, but the new biggest fear is officially the threat of a looming “credit crunch.”
For a nation whose national pastime is spending money, particularly with credit, a reduction in loan prevalence is an absolute nightmare scenario. Let’s see how bad it could get.
CRE, or commercial real estate, is estimated to be a $20tn asset class powered by over $5tn in CRE loans. According to JPMC data, as reported by the FT, about 70% of CRE loans are issued by small and/or medium-sized banks. At the same time, these loans take up ~43% of the loan book for those smaller banks while making up just 13% on average for the big dawgs.
Remember the whole WFH home thing? You might not if you’re a 20-something working in finance, but for all the civilians out there, the “trend” is alive and well.
Further, these smaller banks don’t play like the big boys. Those CRE loans making up a fat chunk of their balance sheets don’t often get securitized and sold off their balance sheet at these smaller lenders, meaning they alone carry loss exposure. Compared to treasury rates, which have utterly ripped higher in the last year, the spread on commercial mortgage-backed security (CMBS) loans has absolutely mooned.
We could go on and on about how precarious this seems, but I think we all get the point.
The reasoning is self-evident, so it’s probably no surprise to hear that fear is abounding among the “the world is ending!” types. The cards are stacked against them, but given time and increased certainty, the CRE market doesn’t have to commit seppuku immediately.
For starters, the primary concerns here are twofold, including:
- Borrowers stop paying back their loans and defaults spike, and
- LTV ratios get so high that credit freezes and defaults spike
Basically, CRE as an industry is levered to the you-know-whats, meaning that the combinations of rocketing rates and vast vacancies create the exact cocktail that lenders, borrowers, and investors in the market wanted the least.
Many expect CRE to be this massive crash-inducing another GFC-like event, but considering the structure of the industry, we might have a little more breathing room than we think. For starters, these aren’t short-term loans that need to be paid back in full or rolled into a sky-high rate immediately; these loans are generally made on at least a 5-10 year bases, often up to as much as 20 years. Last I checked, it’s not like there was a massive surge in CRE loan origination in 2013.
As they say, time heals all wounds, and things are rarely as bad (or as good) as they seem. Consumer credit drying up, on the other hand, could still be a bunker-building or grave-digging fear, but luckily that data takes time to reliably measure.
We already witnessed a slowdown in credit build in the last quarter of 2022, so as Q1 rolls to a close, we’ll soon see if this trend continues. Not much to worry about, though; it’s not like consumer spending is at least 2/3rd of GDP, with 50% of it coming from revolving credit facilities…right??
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