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October 3, 2007

Commercial Sales in Brooklyn

20%20Henry%20Street.jpg
BROOKLYN HEIGHTS $19.6 MILLION
20 Henry Street GMAP
Urban Realty Partners bought a 7-story, 45,990-square-foot vacant loft building in the Brooklyn Heights Historic District from Broadway Management & The Praedium Group. The LPC has approved plans to add a a 4-story, 14,500-square-foot residential apartment building on the vacant land adjacent to the existing building. Urban Realty developed the the Arches condo in Cobble Hill. Massey Knakal Realty Services handled the sale, which closed on September 18th.

DITMAS PARK/FLATBUSH $12.6 MILLION
2211 Ditmas Avenue GMAP; 2225 Ditmas Avenue GMAP; and 585 E. 21st Street GMAP
Carnegie Management bought three apartment buildings in Ditmas Park/Flatbush from Baruch Singer, according to public records. The buildings have a total of 133 units, and the deal closed on August 28th. Brooklyn-based Carnegie is best known for converting converting the Estey Piano Company factory in Mott Haven into live-work lofts; back in Brooklyn, the firm's gotten press lately for a large condo it's developing in Bushwick.




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Have you ever thought about any real freedoms? Freedom from the opinions of others...even from the opinions of yourself?

Colonel Walter E. Kurtz - Apocalypse Now


2008-2009: RISING INFLATION EXPECTATIONS
AMIDST AN INFLATIONARY STORM
by Jordan Roy-Byrne
Trendsman.com
October 2, 2007

The average person isn’t concerned yet about inflation. They have witnessed and experienced rising costs in food, energy, healthcare and tuition while the government and media consistently proclaim inflation to be low and well contained. Do these people have an ounce of decency? The roots of their corrupt and deceitful behavior can be traced back to a fiat monetary system that operates on debt and inflation, which is a form of counterfeiting. Joe Sixpack knows all this isn’t right. But he doesn’t know the true cause of rising prices in everyday living expenses, nor does he believe things are unmanageable. At least not yet. To date the Fed has succeeded in obfuscating inflation to the public. They have kept inflation expectations low enough. Once the public wises up, their confidence game is lost.

Last week the Fed faced, for the first time, the awaited problem. A handful of distinguished analysts have observed that the Fed was ultimately between a rock and a hard place. Their oversight of epic credit and monetary expansion since 1971, would lead to either deflation (massive contraction in credit and money) or continued inflation. In the words of the great Austrian economist, Ludwig von Mises:

"There is no means of avoiding the final collapse of a boom brought about by credit expansion. The alternative is only whether the crisis should come sooner as a result of a voluntary abandonment of further credit expansion, or later as a final and total catastrophe of the currency system involved.”

While it is the Fed’s foremost job to “take away the punch bowl” and protect the currency, the reality is one of epic deflationary forces (credit debt, leverage, derivatives) that threaten the entire world financial system. Thus, the Fed and other central banks have to continue to inflate to maintain stability in the markets and economy. Given that today’s deflationary forces are greater than those of 2001, 1998, 1990 and 1987, the inflationary medicine (to ward off deflation) has to be stronger and more painful.

Last Tuesday, the Fed began the next great inflation with a ½ point rate cut. Unlike past inflations, this round will increase and exacerbate inflation expectations, which have been non existent for almost 30 years. Let's take a look at some forms or symptoms of inflation and how they will precipitate rising inflation expectations.

Monetary Inflation

This is the classical definition of inflation, which, over time has been neglected and lost to a definition of “rising prices.” Inflation is an increase in the supply of money or currency in circulation. Monetary is an adjective as it helps specify inflation, since today’s perception is that inflation is related to prices. Monetary inflation is what causes all other forms of inflation. The following graph from economagic.com shows M3 money supply growth (at an annualized rate) until March 2006 when the Federal Reserve discontinued reporting of it.

Since the Fed discontinued its reporting in March of 2006, M3 annualized growth has soared from 8% in to as high as 14% this year. Except for 1971 and the abandonment of the gold standard, that is as high as monetary growth has been in the post World War II era. The public is far more likely to notice inflation in its symptoms, rather than its cause. Still, perceptive citizens who understand inflation, are aware that inflation, by its real definition, is set to hit levels not seen since World War II and World War I. There remains only one generation left (those born prior to and during the Depression) that can truly understand and explain what lies ahead.

Commodity Inflation

Since 2001, we have seen a major bull market in all commodities. While all commodities generally move together, if we zoom in, we can see that different groups have led at different times. This, in part, has helped to downplay the relationship between inflation and commodity prices.

For most, the first commodity that comes to mind is oil. Oil’s gains, and those of natural gas were most acute in 2004 and 2005. Pundits said it was only temporary. If it wasn’t evidence of inflation, it was evidence of a strong economy. The metals led in 2005 and 2006. The significant rise seen in metals such as copper, zinc, and nickel was seen as evidence of a strong global economy. Amazingly, this same explanation was used to downplay the rise in gold. The thinking was that gold was rising due to Asian and Indian jewelry demand. It had little to do with rampant money and credit inflation. Since 2006 it has been the agricultural or the soft commodities that have led. The Dow Jones Agriculture Spot Index is up roughly 55% in the past 12 months and up 38% in the past five months. The weather is a common explanation.

Many lose sight of the fact that not only are all commodities priced in dollars but also that monetary inflation creates more demand (be it artificial) for everything (stocks, real estate, consumer goods, commodities). Some on CNBC will say, “the Fed can’t do anything about high commodity prices.” Yes they can. They can tighten the money supply and in turn reduce demand.

In the wake of the Fed’s decision we saw new highs in oil, gold and a plethora of agriculture commodities including wheat. As opposed to as recently as last year, it is now difficult to ignore the impact of inflation on all commodity prices. Going forward, energy commodities, soft commodities and the metals are set to hit new highs together. This will certainly raise inflation expectations.

Currency Inflation

This could also be called foreign exchange inflation. This occurs when a nation’s currency falls (in relation to foreign currencies) and the effect is significantly rising prices of imported goods. We, as Americans, have been fortunate that China and Japan, two of the largest importers to America, have maintained artificially weak currencies. If the pace of the dollar’s fall grows more acute, it will substantially raise the prices of all foreign goods and services. Since we import much of what we need, it will be very noticeable to consumers. What is also noticeable is that the dollar has broken through substantial long term support and has hit an all time low.

The greenback has broken down from a, normally bullish, falling wedge pattern. Typically this type of breakdown is severe as downside momentum explodes. The dollar has already broken below huge long term support at 80. Bollinger Band width is telling us that volatility is soon to pickup. MACD is in position for downside momentum to increase. After support at 72, 40 becomes the next target. You think inflation expectations might rise soon given this picture?

Wage Inflation

This occurred in the 1970s. This isn’t so much of a problem now in the US because corporations can go offshore. True free market capitalism is deflationary as more workers, more efficiency and more production leads to falling prices. The problem for workers today is that competition and opportunities are increasing but at a time when most governments and central banks are flooding the world economy with excess money and credit. Dwindling job security for workers in the US makes it difficult to demand higher wages.

However, workers in China (the new engine of global growth) have more clout. Inflation just hit an 11 year high in China. For workers to keep pace, wages will have to rise. In the past 10 years, we have been fortunate to export inflation (send money overseas) and import price deflation in the form of cheaper foreign made goods. Rising wages in China and other Asian countries will raise the prices of imported goods.

Current Inflation Expectations

While commodity investments have appreciated tremendously in the past five years, so have world stock markets. If inflation expectations had been rising, then we would see more of a disconnect (between real assets and paper assets) instead of a tight correlation.

Since 2000, Gold has outperformed the S&P 500, but it is not even close to retracing 38% of its losses from 1980 to 2000. When inflation expectations rise, you will see this ratio soar as more money abandons financial assets for the safety of gold. Another sign of low inflation expectations is the ratio of gold stocks to the price of gold. Posted below is a long-term chart of the XAU index divided by gold. At the bottom we see the gold price.

The gold stocks, despite gold rising from $250/ oz to $730/oz, have remained in a range when compared to gold. This range is actually lower than the 1980-2000 range, in which gold was in a bear market. You would expect the gold stocks to not only outperform gold in the current environment, but at least be valued higher than they were in the 1980s and 1990s. This is simply a case of low or absent inflation expectations.

Conclusion

The Federal Reserve's ½ point rate cut triggered a 27 year high in the price of gold, and all time highs in Oil and Wheat, to name a few other things. Amazingly expectations of inflation are foolishly absent. The dollar just hit an all time low. Foreign currencies are hitting all time highs. Monetary inflation is at a multi decade high. Commodity prices are at multi decade highs. Inflation? Anyone? Bueller?

The lack of inflation expectations should tell you that the commodity bull market and specifically the bull market in gold, has barely scratched the surface. It is my belief that the Fed's recent cut is the wake up call that will finally stimulate rising inflation expectations. Moreover, the public awakening towards inflation is coming at a time when monetary inflation, commodity inflation, currency inflation and wage inflation, already at significant highs, are set to rise even further. The key levels to watch are $1,020/oz on gold and 72 on the US Dollar. While the inflation trend has begun to accelerate, it will turn violent if, and when those levels are broken. Good luck and protect yourself!

Hey, No bitching. Just read it.

Posted by: The What at October 3, 2007 12:18 PM

Looks like a great read. It's too long to get through all of it now at work but great train reading for my commute home. Thank you.

Posted by: tag482 at October 3, 2007 12:44 PM

Brownstoner - LPC never approved plans for a 4-story, 14,500 sq ft bldg on the vacant land. Seller never submitted application to DOB therefore LPC only conceptually approved proposal. Massey Knakal advertised that approved plans were part of package but that was false advertising. When I, as a bidder, pressed MK on the issue they said they were selling a "concept", not an approved project. My offer was higher than what the transaction closed at but was contingent on the "concept" being a reality, which the then owner was not willing to carry through with. I still can't figure out what the issue was with getting formal LPC approval. The difference btwn my offer and the number they closed at was far greater than the cost for architecture/engineer related services to file plans with DOB.

Posted by: guest at October 3, 2007 2:12 PM

2:12 post refers to 20 Henry.

Posted by: guest at October 3, 2007 2:15 PM

The What - I understand you are a broker and therefore you are probably not all that busy right now, but for the love of god man, can't you find another hobby? I don't disagree with some of your stuff and I do appreciate the lead-in quotes, but if you spent as much time jogging or playing tennis as you spend posting on this site (and I can only assume a number of other real estate related sites), you would be an adonis and playing at Wimbledon by now :)

Also - your posts are so frequent, long and over-the-top, people are going to assume you are a nut and are not going to give any credence to your sometimes legitimate points. If you are truly trying to do a public service with these posts by getting people to face what you think is happening and adjust their decisions accordingly, I suggest you re-think your method of message delivery.

Posted by: guest at October 3, 2007 2:52 PM

2:52 here again. I also forgot to ask you, what is your story, The What? I know you said you are a broker, but do you live in Brooklyn? What neighborhood? Do you own or rent? If you do own, (i) is it an entire building or just an apartment and (ii) when did you buy? Given the pending doom, are you going to sell your place given you think prices are going to drop even farther, rent and then buy again when they fall later? Do you have a degree in economics? Other than sitting for a broker license (which anyone can do), what are your real estate credentials? Anyone can find articles to paste onto websites that support anything they feel like preaching. Since you have clearly proclaimed yourself THE expert on all matters concerning the economy and the real estate market, shouldn't you provide us with proof of said expertise if you want to be taken seriously?

Posted by: guest at October 3, 2007 3:06 PM

20 Henry was once a Mitchell-Lama building specifically designated for artists. All the tenants were evicted about 4 years ago when the landlord left the program. The "vacant" land adjacent to the building is a courtyard and garden that was tended to by the former tenants.

Posted by: guest at October 3, 2007 3:24 PM

This building is an old eyesore and the park next to it is even worse. I suppose it could be restored to look better, but what the Heights really needs right now is a parking garage. If someone builds a four or five story garage in the vacant lot next to this, they will make a fortune.

Posted by: sam at October 3, 2007 4:36 PM

2:12 do you want some cheese with that whine? 4:36, an eyesore? But you would rather have a parking garage? Are you crazy?

Posted by: guest at October 3, 2007 4:57 PM

Sam:
The building and courtyard are eysores only because they kicked out the tenants and haven't maintained it for 4 years (see 3:24 above).

There are only two inconvenient obstacles to getting a garage in the neighborhood: government intervention and supply and demand. There's no way LPC and BHA would allow a new above-ground, parking garage-only use in the Heights. Second, even if they did, Love Lane demonstrated supply/demand quite nicely. It didn't close after many years just to spite its customers (though it often felt like it). Clearly that property was more valuable as a condo development than as a parking garage. If car owners were willing to pay an amount greater than what the owner could get from selling condos, then they'd keep it as a garage. But they're not. Same story goes for the use of this empty lot.

Posted by: guest at October 3, 2007 5:05 PM

It's actually a beautiful old building that needs to be fixed up.

Posted by: GHB at October 3, 2007 5:38 PM

And it's landmarked (unlike those concrete monstrosities across Henry Street.) Now THOSE are eyesores!

Posted by: GHB at October 3, 2007 5:39 PM

4:57 whine? I think 2:12 is getting at something that confronts a lot of investors/developers, and that is the favortism some brokers give certain bidders. Must be some type of a kickback scheme going on here. I am sure a seller is always interested in the highest price, all else being equal. Sounds like 2:12's offer didn't even make it to the seller. He should be happy though as the guy at $19.6MM has his work cut out for him. From what I have heard the entire existing bldg's interior needs to be rebuilt.

Posted by: guest at October 3, 2007 6:32 PM

I believe the economy is built on thirty dollar a barrel oil, and the government is
going to have to periodically mail us maybe
quarterly adjustments, that is extra money
to fill up our gas tanks so we can get to
our jobs. It takes along time to make adaptations to increased energy prices, and
people will need an adjustment check to do
this, or we will lapse into a depression. Our
dollar will strengthen as we make this adaptation, as we will spend less on all the
imports. It will take time. Before the Bush
administration announced the rebate plan on
our taxes, he first went to Saudi Arabia to
beg for more oil pumping, then I saw him
shrug his shoulders when he told a journalist,"maybe they haven't got it", and
no one really knows how much oil is left in
the ground anywhere. People will adapt over
time to the new energy equation and spending
will shift. Our old way of life is essentially dead. As oil takes more and more
of our money, as food costs us more and more
as oil drives food costs, too, our priorities
will shift. People will wear clothing for
many yrs. Restaurants will fold. Malls will
empty. Some will get rid of cell phones and
cable. No matter what the Fed does, it cannot
give us cheap oil if it is no longer in the
ground. Why give the money to the rich, why
not just send it out now to the masses so they can at least get to their jobs, that is
the ones who still have one. Our housing
bubble just encouraged people to move far
from work to homes they could afford, but
they still need to work, and sending them
gas stipends for a time will give them time
to make adaptations so they can shift the
stipend away from the gas tank. Everyone
can make fun of the tax rebate plan, but
maybe this will stem food riots from happening here. It is cheaper than prisons
and police.

Posted by: guest at February 9, 2008 2:30 AM

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