Economy

Special Report

Highlights We took a walk along a section of Fifth Avenue that is home to several mass affluent retailers, … : Sometimes strategists have to get out from behind their screens and take a look around, so we made a survey of the retail spaces on Fifth Avenue between 14th and 23rd Streets. … where the enormous glut of storefronts demonstrated that not every segment of the economy is subject to upward inflation pressure: We counted 78 spaces, only 49 of which were filled. It's a great time to rent retail space in the Flatiron/Union Square area and may well be in much of the rest of the country, too. Overall, the implications from our one-mile stroll appear to be constructive for financial markets and the economy: Stories about tight supplies and rising prices are getting all the headlines, but there are also pockets of the economy with excess capacity, and the inflation genie is not yet out of the bottle. Declining commercial rents help much more of the publicly traded universe than they hurt, and we still like equities. Feature Sometimes economists have to yank their heads out of the blizzard of data and models swirling around them and take a look at the real world beyond their screens. We did so last week, walking along a nine-block stretch of Manhattan’s lower Fifth Avenue. The segment, between 14th and 23rd Streets, runs from Greenwich Village’s prewar apartment buildings and nineteenth-century townhouses to the turn-of-the-century Flatiron Building, traversing the heart of Silicon Alley and running just west of some of the city’s best restaurants. Although the well-to-do long ago decamped uptown (Teddy Roosevelt’s and Edith Wharton’s childhood homes were within a block of our route), and the most elite retailers from the area’s Ladies’ Mile heyday followed, its heavy concentration of storefronts are generally filled by retailers seeking to appeal to a mass affluent constituency. In other words, it’s a nice area and one would expect those storefronts to be occupied, or in the process of being quickly refurbished to meet the needs of their next tenants, when the economy is booming. Instead, we find that only 49 of its 78 retail spaces are currently filled, leaving a whopping 37% vacancy rate.1 A two-part schematic of the properties shows the blocks from 14th to 19th Streets (Figure 1) and from 19th to 23rd Streets (Figure 2). The rendering treats every property as if it were the same size and makes no attempt to reflect its true relative scale. Blank spaces are inserted solely to balance blocks with unequal numbers of storefronts on the east and west side of the street. A vacancy’s most recent tenant is listed only when it can be definitively established by onsite and/or internet examinations. Figure 1Fifth Avenue Storefronts, 14th Street To 19th Street Figure 2Fifth Avenue Storefronts, 19th Street To 23rd Street A Tale Of (At Least) Two Economies The Many Winners The tumbleweeds blowing by the empty storefronts on Fifth Avenue illustrate the economic bifurcation that has resulted from the pandemic and the policy efforts undertaken to combat it. A handful of segments are suffering badly, which is par for the course after a recession, but an unusually high number of the rest are thriving. Many households in the bottom two-thirds of the income distribution have received more income than they would have if the pandemic had not occurred. The low-income unemployed were able to pocket more from augmented unemployment insurance (UI) benefits than they did from their jobs, while all singles earning $75,000 or less and married couples earning $150,000 or less were eligible for three rounds of economic impact payments that amounted to $3,200 per adult and $2,500 per child ($11,400 in total for a family of four). Constraints on their ability to spend their windfalls have bloated their savings and placed them on a sounder financial footing (Chart 1). Chart 1Aggregate Household Debt Is Manageable And Easy To Service Households in the upper reaches of the income distribution have seen their wealth expand as generous monetary and fiscal policy helped financial markets recover faster than you can say “exploding budget deficit.” Suburban and exurban homeowners have seen the value of their homes surge (Chart 2, top panel) and many homeowners, no matter where they reside, have been able to refinance their mortgages at lower rates (Chart 2, bottom panel), pushing down their monthly payments. Nearly all households that were able to maintain their income have saved more since the onset of COVID-19 simply because of their reduced ability to consume amidst activity restrictions (Chart 3). Chart 2Homeowners Have Had A Good Pandemic Chart 3Households' Pandemic Windfall Large-cap business borrowers, who have participated in the cascade of corporate bond issuance that has allowed them to pre-fund their cash needs, term out their debt and reduce their debt service burden, have also been among the winners. So, too, have small-business employees who continued to be paid thanks to the forgivable Paycheck Protection Program loans extended to their employers. They may not have reaped the rewards of the median unemployed worker who received UI benefits exceeding their pay by more than a third, but they did get to share in the economic impact payment bounty. Banks have escaped the credit losses that reliably accompany a recession (Chart 4) and can look forward to capital-boosting loan-loss reserve releases as the year proceeds. Chart 4Banks Have Had A Good Pandemic, Too The Losers Chart 5CRE Weakness Is Not A Systemic Threat The reason why the forgoing list of winners is so long, and indeed, why equities and credit have had such a good recession, is because Congress and the Fed stitched together an enormous safety net. It couldn’t break everyone’s fall, however, and so there have been some losers. At the top of the list are the proprietors of PPP businesses, like restaurants, bars, concert venues and independent theaters, which have operated at partial capacity (at best) or have simply seen demand evaporate as cities cleared out and office workers remained home. On the territory covered by our walking survey, Eisenberg’s,2 which had occupied the same space opposite the Flatiron Building from 1929 to 2020, is the poster child for this unfortunate group. These independent businesses’ landlords or the lenders who hold their mortgages must be feeling the pinch, too. Despite rock-bottom interest rates that have pushed down the cost of financing property purchases, retail property cap rates (akin to the inverse of their P/E ratios) have been creeping higher, reaching a seven-year high in March, per Real Capital Analytics data on Bloomberg. It is easy to envision portfolios of properties on the nine blocks of our survey generating losses, as even one space with no revenue can be enough to make a handful of properties a loser. It is also easy to see landlords missing mortgage payments. The good news for the financial system is that overall bank exposure to commercial real estate (CRE) loans is at the low end of its 35-year range (Chart 5, top panel), with small banks holding two-thirds of them (Chart 5, bottom panel). While CRE loans account for a quarter of small banks’ aggregate loan book, they comprise just 6% of large banks’ lending portfolios (Chart 5, middle panel). A CRE credit event would sting commercial mortgage-backed security (CMBS) investors, like the life insurers and pension funds that have been avid CMBS buyers, but it would not have any meaningful adverse impact on the availability of credit. Investment Takeaways From A Mile Of New York City Sidewalk Falling rents will help S&P 500 profit margins. Supply and demand dictate that retail rents on Fifth Avenue between 14th and 23rd Streets will fall. 37% of its spaces are empty and they are owned by a patchwork of individual landlords, represented by at least five separate CRE brokers. Competition among the landlords to rent the spaces – to get any revenue in the door to offset the fixed outflows for mortgage payments and property taxes – will be fierce, just as it will among the brokers seeking to capture commissions, and it should preclude any potential for supplier collusion. This is a lessees’ market if there ever was one. Table 1Tenants Outweigh Landlords In The S&P 500 The Fall 2020 edition of the semi-annual retail rent report compiled by the Real Estate Board of New York (REBNY) echoes that conclusion. The “decreases [in average asking price-per-square foot rents] are historic, with 11 corridors [of the 17 surveyed] experiencing their lowest … averages in at least a decade. While asking rents dropped significantly, taking rents can be much lower, with some brokers citing average differences … around 20%. Increases in retail availabilities and feedback from … brokers indicate that we are in a tenant’s market.”3 The vacancy picture is not so bleak everywhere across the country, but many shopping center, strip mall and enclosed mall owners are likely to have to drop prices or ease terms to entice tenants. A shift in surplus from landlords to retail tenants should be afoot nationally, just as it should be from office owners to office tenants. Those surplus shifts will benefit S&P 500 earnings, as the aggregate market capitalization of retailers with a physical store presence far outstrips the market cap of retail REITs, and the aggregate market cap of S&P 500 constituents that rent office space dwarfs the market cap of office REITs (Table 1). Brick-and-mortar retail isn’t dead. Chart 6Absence Makes The Heart Grow Fonder The rise of internet retailing has been perhaps the single biggest business development of the twenty-first century, and last spring’s lockdowns accelerated its already rapid market share gains. But e-commerce has lost some share in the early stages of relaxed restrictions and it will presumably lose more once a fully reopened economy allows people to re-engage in public activities (Chart 6). We do not challenge the proposition that e-commerce will take an even greater share of retail sales in the future, but the revealed preferences of retailers indicate that they believe it is important to maintain a physical presence. Retailers like The Gap, with three of its brands occupying the entire western side of Fifth from 17th to 18th Streets as well as the storefront at the southeast corner of Fifth and 18th (Figure 1), tout the strategic advantages of their omnichannel platforms, marrying a robust online presence with a well-located portfolio of physical stores. One could easily hawk Harry Potter-themed wares on the internet, but the impending opening of the massive Harry Potter store on the southeast corner of 22nd and 5th has generated buzz among the Peta children that would not have occurred virtually, given the cruel and horribly unfair restrictions that limit their online exposure. It and other brick-and-mortar retail concerns will find it easier to turn a profit in the current rental market.4 As both The Gap and lululemon noted in their earnings calls for the quarter ended January 31st, reduced rents contributed to wider gross margins. Runaway inflation is not a foregone conclusion, at least not any time soon. Central banking critics have been calling for runaway inflation ever since the Fed cut rates to zero and launched its large-scale asset purchases program in December 2008. They were further inflamed by QE2 in 2010 and QE3 in 2012, but their End-Is-Near warnings failed to come to pass. We expect that the combination of maximally easy monetary policy and fiscal largesse on an unprecedented scale may well produce annual consumer price increases that break out of the sleepy range that’s prevailed over the last two decades. As our previous two Strategy Reports have detailed, however, we don’t think the breakout is going to occur any time soon. The release of pent-up demand is sure to overwhelm restrained post-pandemic capacity in many segments of the economy. As a friend making travel arrangements from Washington, DC to Chicago for his daughter’s just-opened graduation ceremony reports, there were barely any available seats on flights and finding a hotel room in the Windy City was especially difficult. Inflation in those segments will be offset to some degree by commercial rent deflation, however, along with falling prices for used bar and restaurant equipment. Furthermore, we are confident that individuals and businesses throughout the economy will ramp up capacity as soon as it appears likely to be profitable. Employment will come back. All but the newest publicly traded retailers are actively engaged in rationalizing their physical store footprints, but Fifth Avenue’s vacant storefronts will not remain empty forever. Neither will all the spaces that held now-shuttered restaurants, bars and entertainment venues. There will be money to be made from the release of a year-plus of pent-up demand and sole proprietors, small businesses and national chains will jockey to capture their share of it. Any publicly traded company needs growth to satisfy the stock market and any concern that wishes to be acquired needs growth to obtain the highest possible sales price. Even if recovering retail activity initially takes the form of clusters of pop-up stores, conventional leases will again be signed once entrepreneurs get the sense that the demand to support business is here to stay. And once the businesses come, the employees to staff them will follow. April 2020 through May 2021 may have been a great fourteen months to be unemployed, but the United States is far from an idler’s paradise. When contractors’ and gig workers’ temporary UI benefit eligibility, along with the federal UI benefit supplement, expire everywhere by September and as early as June or July in 21 states and counting, people will return to work. Intervention creates winners and losers. If the authorities can’t bail out everyone when shocks hit the economy, there will be an observable divide between those who received support and those who didn’t. The gap between the winners and the losers may undermine social cohesion, but disparities offer professional investors an opportunity to separate themselves from the crowd. It might be a good time to acquire retail properties with sound longer-run prospects from holders whose financial positions may have become untenable. It may also be a good time to acquire businesses in the worst-hit segments, or to team up with the people who have the expertise to run them. Equities still have the wind at their back. When we came out from behind our terminal to do some first-hand research on Fifth Avenue, we also took note of the televised scenes from Madison Square Garden, less than a mile away to the north and west, and from Kiawah Island, off the coast of South Carolina. The spontaneous joy on display at the Garden and NBA playoff venues across the country as fans were once again able to come together to cheer on their favorite teams, and at the site of the PGA Championship, where the gallery engulfed popular soon-to-be champion Phil Mickelson and his playing partner as they made their way to the eighteenth green,5 leads us to believe that consumers are ready to be released from the past year’s constraints and gather, celebrate and spend. Looking around, we get the sense that a new, post-COVID chapter may have begun in the US. If the whole country is as keyed up as sports fans were two weekends ago, our view that corporate earnings growth can surpass even currently elevated expectations appears to be on track. As long as the virus truly is in retreat, equities will remain the place to be. Doug Peta, CFA Chief US Investment Strategist dougp@bcaresearch.com Footnotes 1 We conducted our in-person survey of the properties on Sunday, May 23rd and Monday, May 24th from the sidewalk, without accessing any of the vacant spaces. Our 78-space count is based on the properties’ current configuration, which is subject to change upon alterations by the properties’ owners. 2History – Eisenbergs NYC 3 REBNY Research, "Manhattan Retail Report (Fall 2020)." Accessed May 27, 2021. 4 REBNY’s Fall 2020 Retail Rent Report found that mean asking rents on Fifth Avenue from 14th to 23rd had fallen by 22% year-over-year and noted that effective rents have reportedly been much lower than asking rents. 5Golf crowd pours onto Ocean Course, mobs Mickleson on 18 | The State

Dear Client, In lieu of our regular report next week, I will be holding a webcast with my colleague Dhaval Joshi to discuss the future of cryptocurrencies. Dhaval thinks the price of Bitcoin is going to $125,000. I agree with the last three digits of his price target. Please join us for a lively debate at 10am EDT on Friday, June 4th.  Best regards, Peter Berezin Chief Global Strategist Highlights Money growth has exploded in the US and to a lesser degree, in the other major developed economies. Not only has the monetary base increased, but this time around, broad money aggregates have also risen dramatically. In the US, M2 is up 30% since February 2020, the biggest 14-month jump on record.  The increase in US M2 has been largely driven by stimulus checks flooding into household bank accounts and increased precautionary savings by corporations. Fed asset purchases have also replaced private-sector holdings of Treasurys and MBS (which are not included in M2) with bank deposits and money market funds (which are included in M2). Bank lending has not accelerated in line with the sharp increase in broad money growth, however. After briefly jumping at the outset of the pandemic, US bank loans outstanding have been shrinking. The subdued pace of bank lending will mitigate inflationary pressures in the near term. However, inflation could still eventually rise in a sustained manner once the output gap disappears and the US economy begins to overheat. The decline in the Chinese credit impulse could weigh on metals prices over the coming months. As such, we are downgrading our 12-month view on bulk and base metals from bullish to neutral; longer term, we remain positive on them. Two new trades: As a tactical trade, go short the Global X Copper Miners ETF (COPX) versus the iShares Global Energy ETF (IXC). As a long-term trade, go long the December 2023 Eurodollar futures contract versus its March 2026 counterpart. Cranking Up The Printing Press Money growth has exploded in the US and to a lesser degree, in the other major developed economies. Chart 1 shows the evolution of base money and broad money (M2) in the US, euro area, UK, Japan, Canada, and Australia. As a reminder, the monetary base includes cash in circulation and commercial bank reserves held at the central bank. M2 excludes bank reserves but includes cash in circulation and money held in bank deposits and in money market funds (Table 1). Chart 1AMoney Growth Exploded During The Pandemic (I) Chart 1BMoney Growth Exploded During The Pandemic (II) Table 1Three Measures Of Money Supply Chart 2Record Money Growth In The US The chart reveals that the balance sheet response by the major central banks during the pandemic was even more aggressive than during the Global Financial Crisis (GFC). The Federal Reserve, for example, permitted base money to rise by nearly 10% of GDP between February and June of 2020. Base money in Canada and Australia more than doubled last year. Broad money growth also accelerated. US M2 growth peaked at 27% on a year-over-year basis in February 2021. As of April, M2 was 30% higher than in February 2020, the biggest 14-month increase on record (Chart 2).   A Fiscally-Driven, Fed-Abetted Monetary Expansion Chart 3Unlike Transfer Payments, Direct General Government Spending Barely Rose During The Pandemic What explains the surge in M2? To a large extent, the answer is “fiscal policy.” The US budget deficit ballooned from 5.7% of GDP in 2019 to 15.9% of GDP in 2020 and is set to clock in at 15.0% in 2021. Direct government spending on goods and services contributed very little to the increase in the budget deficit. Real federal government consumption and investment increased by only 5.8% between Q4 of 2019 and Q1 of 2021, while direct spending at the state and local level actually contracted (Chart 3). Rather, it was the surge in transfer payments to households, and to a lesser extent, businesses, that caused the budget deficit to soar. Chart 4Bank Deposits Have Increased Significantly Since The Pandemic Normally, when governments run budget deficits, they finance the red ink by selling debt to households and businesses. To use a simplified example, suppose the government gives Bob a stimulus check for $1000, which he deposits into his bank account. To finance the resulting increase in the budget deficit, the government then offers Bob a government bond for $1000 paying slightly more interest than his bank. Bob agrees to buy the bond, which brings his bank deposit back down to its original level. In the end, while Bob’s assets rise, the money supply does not increase since Bob’s government bond is not part of M2. In contrast, if the government sells the bond to the central bank, Bob’s bank balance will remain $1000 higher than before he received the stimulus check. In that case, M2 will increase. Over the course of the pandemic, not only did the Fed scoop up almost all newly-issued debt, but it bought the debt that the government had issued prior to the pandemic, along with other assets such as mortgage-backed securities (Chart 4). It was the combination of these asset purchases and decreased spending during the pandemic that pushed bank deposits up to record high levels.   Bank Credit: The Dog That Didn’t Bark What did commercial banks do with all the deposits they received? For the most part, the answer is nothing. They just parked the money at the Fed. Bank credit rose briefly at the outset of the pandemic as companies drew down their credit lines and obtained government-backed loans through the Paycheck Protection Program. However, credit outstanding then began to shrink as businesses shelved capex projects and households paid down their debts (Chart 5). Chart 5ASave For Companies Drawing On Credit Lines, Private-Sector Loans Shrank During The Pandemic (I) Chart 5BSave For Companies Drawing On Credit Lines, Private-Sector Loans Shrank During The Pandemic (II) Chart 6A Structural Trade: Long December 2023 Eurodollars Versus March 2026 In recent months, consumer credit has shown signs of stabilization, partly due to a rebound in auto lending. Our expectation is that overall US bank credit growth will turn positive later this year but will remain well below its pre-GFC pace. The subdued expansion in bank lending should help keep inflationary pressures in check. However, inflation could eventually rise significantly once the output gap disappears and the US economy begins to overheat. While this is not a major risk for the next 12-to-18 months, it is more of a concern over a 2-to-4 year horizon. With that in mind, we are going long the December 2023 Eurodollar contract (EDZ3) versus its March 2026 (EDH6) counterpart (Chart 6).The trade will benefit from our expectation that structurally, US inflation will be slow to rise, but when it does rise, it could do so in a meaningful way.   Falling Chinese Credit Impulse Could Temporarily Weigh On Metals Prices Total Social Financing, a broad measure of Chinese credit growth, slowed to 11.7% in April, down from a peak of 13.9% last October. The current pace of credit growth is broadly in line with nominal GDP growth. The authorities have made it clear that they want to stabilize the ratio of credit-to-GDP. Thus, further deliberate efforts to restrain credit formation are unlikely because if credit is expanding at the same rate as nominal GDP, the credit-to-GDP ratio will not change. Nevertheless, fine-tuning Chinese credit policy is no easy task. As such, there is a risk that credit growth will undershoot the government’s target. Moreover, even if credit growth does stabilize at current levels, the lagged effects from the earlier deceleration in credit growth could still weigh on economic activity over the coming months. China’s credit & fiscal impulse has rolled over (Chart 7).1 If history is any guide, this could reduce momentum in Chinese manufacturing activity. Given that China is a dominant consumer of metals, the price of bulk and base metals could also suffer. Ongoing efforts by the authorities to restrain “speculative” activity in Chinese commodity markets may further weigh on metals prices. Global metals prices tend to track the performance of Chinese cyclical stocks versus defensives (Chart 8). Chinese cyclicals have hooked down recently, which is a red flag for metals. Chart 7A Rollback In Chinese Stimulus Will Be A Headwind For Manufacturing And Metals Chart 8Chinese Cyclical Stocks Point To Softer Metals Prices With all that in mind, we are downgrading our 12-month view on bulk and base metals in the View Matrix at the end of this report from overweight to neutral. As a tactical trade, we are also recommending going short the Global X Copper Miners ETF (COPX) versus the iShares Global Energy ETF (IXC) (Chart 9). Unlike copper, oil demand is less sensitive to the vagaries of the Chinese economy. We expect to close the trade in 3-to-6 months. Chart 9A Tactical Trade: Short Metals/Long Energy Stay Positive On Metals Over A 5-To-10 Year Horizon Looking further out, we remain bullish on bulk and base metals. The shift to electric vehicles will boost demand for a variety of metals. For example, the typical EV contains about four times as much copper as a typical gasoline-powered vehicle. Chart 10China: A Lot Of Catch-Up Potential China will also continue to grow at a fairly fast pace. As Chart 10 illustrates, Chinese growth would still need to hit 6% in 2030 to keep output-per-worker on a path to converge with South Korea by the middle of the century. Admittedly, China’s investment-to-GDP ratio will fall over time as the country shifts to a more consumption-oriented economy. However, this will occur alongside an increase in China’s share of global GDP, which the IMF projects will rise from 18.3% in 2020 to 20.4% in 2026. China’s investment-to-GDP ratio currently stands at about 44%, double that of advanced economies. Even if China’s investment-to-GDP ratio were to decline, the global investment-to-GDP ratio could still increase as China’s weight in global GDP rises. Indeed, that is precisely what the IMF expects: The Fund projects a flat investment-to-GDP ratio in advanced economies over the next five years, a 1.8 percentage- point decline in China’s investment-to-GDP ratio, but nevertheless, a 0.4 percentage- point increase in the global investment-to-GDP ratio (Chart 11). Chart 11Globally, The Investment-To-GDP Ratio Could Increase As China's Share In Global GDP Rises Chart 12Looking Further Out, Higher Copper Prices Will Be Needed To Spur Mining Capex Meanwhile, investment in new mining capacity today is a fraction of its 2012 peak (Chart 12). All this suggests that any weakness in metals over the course of the next six months will set the stage for higher prices in the long run. Peter Berezin Chief Global Strategist pberezin@bcaresearch.com       Footnotes 1 Remember that the impulse measures the change in the fiscal and monetary stance. To the extent that credit growth in China rose last year while the budget deficit increased, this generated a large positive impulse. Thus, even if the budget deficit and credit growth were to remain at last year’s levels, the impulse would still fall to zero. In actuality, a decline in credit growth could push the impulse into negative territory. Global Investment Strategy View Matrix Special Trade Recommendations Current MacroQuant Model Scores

Special Report

Highlights House prices are rising rapidly across the developed markets, in response to the extraordinary monetary and fiscal policy stimulus implemented to fight the pandemic. Evidence points to the house price surge being driven by monetary policy that has left real interest rates far below equilibrium levels. Supply factors are a secondary cause of the house price boom. Financial stability risks stemming from rising house prices are less acute than the pre-2008 experience, as overall household leverage has grown more slowly during the pandemic and global banks are better capitalized. Rapidly rising house prices are forcing some central banks to turn less accommodative earlier than expected. The recent hawkish turns by the Bank of Canada and Reserve Bank of New Zealand may be canaries in the coal mine for other central banks – perhaps even the Fed – if house prices and household leverage start rising together. Feature The COVID-19 pandemic led to the sharpest economic recession since World War II, alongside an enormous rise in unemployment. Consensus expectations call for the output gap to be closed (or mostly closed) in most advanced economies by the end of this year, but it remains an open question how quickly these economies will be able to return to full employment amid potentially permanent shifts in demand for office space and goods sold at physical, “brick and mortar” retail locations. Despite this sizeable and swift economic shock, house price appreciation accelerated last year in the developed world. Chart 1 highlights that US house prices rose at an 18% annualized pace in the second half of 2020, whereas they accelerated at a high-single digit pace in developed markets ex-US (on a GDP-weighted basis). This, in conjunction with a sharp rise in the household sector credit-to-GDP ratio (Chart 2), has unnerved some investors while raising questions about the implications for monetary policy. Chart 1House Prices Are Surging Around The World Chart 2Rising Fears About Deteriorating Household Balance Sheets Before we discuss the investment implications of the global housing boom, however, we must first accurately determine the reasons why it is happening. The Work-From-Home Effect: Less Than Meets The Eye When analyzing the surprising behavior of the housing market last year, the working-from-home effect brought upon by the pandemic emerges as an obvious factor potentially explaining house price gains. Last year, following recommended or mandatory stay-at-home orders from governments, most office-based businesses rapidly shifted to work-from-home arrangements as an emergency response. However, in the month or two following the beginning of stay-at-home orders, several national US surveys found many office workers preferred the flexibility afforded by work-from-home arrangements. Many employers, correspondingly, found that the productivity of their employees did not suffer while working from home, or that it even improved. Several prominent corporations in the US have subsequently made some work-from-home options permanent, or even allowed employees to work from offices in a different city than they did prior to the pandemic. Newfound work-from-home options have undoubtedly created new demand for housing, and thus explained the surge in house prices seen over the past year in the minds of some investors. However, in our view, evidence from the US, the UK, and France suggests that the work-from-home effect better explains differences in price gains across housing types and within large metropolitan areas, rather than aggregate or national-level changes in house prices. Chart 3 provides some quantification of the impact of work-from-home policies by plotting US resident migration patterns by city. This data has been compiled by CBRE, and the impact of COVID is shown as the change in net move-ins from 2019 to 2020 per 1000 people. This helps control for the underlying migration pattern that existed in US cities prior to the pandemic. Chart 3Work From Home Policies Have Impacted Migration Trends… The chart highlights that the negative migration impact from COVID has been mostly concentrated in New York City and the three most populous cities on the West Coast (by metro area): Los Angeles, San Francisco, and Seattle. And yet, Chart 4 highlights that house price inflation in these four cities has accelerated to a double-digit pace, only modestly below the national average. Chart 4...But Cities With Outward Migration Still Have Very Strong House Price Gains The house price indexes shown in Chart 4 represent aggregate, metro area trends, and clearly some regions within these metro areas have experienced house price deceleration or outright deflation versus gains in areas outside the urban core. But Chart 5 highlights that house prices have declined in Manhattan basically in line with the change in net move-ins as a share of the population, underscoring that double-digit metro area-wide house price gains appear to be vastly disproportionate to changes in net migration. Similarly, Chart 6 highlights that rents decelerated in the US over the past year but remained in positive territory and grew at a 3.5% annualized rate from February to April. Chart 5In Manhattan, House Prices Have Tracked Net Migration Chart 6Rent Costs Have Decelerated, But Have Not Contracted Evidence from Paris and London also suggests that a work-from-home effect is insufficient to explain broad house price gains. Panel 1 of Chart 7 highlights that house prices in France have accelerated significantly, but that apartment prices have decelerated only fractionally in lockstep. Panel 2 shows that the acceleration in house prices does reflect a work-from-home effect, as prices have risen faster in inner Parisian suburbs. Panel 3, however, highlights that Parisian apartment prices, the dominant property type in the urban core, have decelerated modestly. Chart 8 highlights that house price gains have not even decelerated in greater London; they have been merely been modestly outstripped by gains in Outer South East (outside of the Outer Metropolitan Area). Chart 7In France, Parisian Apartment Prices Are Simply Lagging, Not Falling Chart 8In The UK, Greater London Property Prices Are Accelerating     The Policy Effect: The Fundamental Driver Of The Housing Market Despite the broader location flexibility that work-from-home policies now provide to potential homeowners, it seems inconceivable that the housing market would have responded in the manner that it has over the past year given the size of the economic shock brought on by the pandemic without significant support from policy. Above-the-line fiscal measures to the pandemic have totaled in the double-digits in advanced economies (Chart 9), and monetary policy has contributed to easier financial conditions via rate cuts, asset purchases, and sizeable programs to support financial market liquidity. Chart 9There Has Been A Massive Fiscal Policy Response To The Crisis In fact, Charts 10-13 present compelling evidence that fiscal and monetary policy have been the core drivers of significant house price gains over the past year. Charts 10 and 11 plot the above-the-line fiscal response of advanced economies against the year-over-year growth rate in house prices as well as its acceleration (the change in the year-over-year growth rate). The charts show a clearly positive relationship, with a stronger link between the pandemic fiscal response and the acceleration in house prices. Chart 10Differences In Last Year’s Fiscal Response… Chart 11…Help Explain Differences In House Price Gains Chart 12Pre-Pandemic Differences In The Monetary Policy Stance… Chart 13…Do An Even Better Job Of Explaining 2020 House Price Gains   Charts 12 and 13 highlight the even stronger link between house prices and the pre-pandemic monetary policy stance in advanced economies, defined as the difference between each country’s 2-year government bond yield and its Taylor Rule-implied policy interest rate as of Q4 2019. We construct each country’s Taylor Rule using the original specification, with core consumer price inflation, a 2% inflation target, and real potential GDP growth as the definition of the real equilibrium interest rate. The charts make it clear that easy monetary policy strongly explains house price gains in 2020, particularly the year-over-year percent change rather than its acceleration. This makes sense, given that monetary policy was already quite easy in many countries at the onset of the pandemic – meaning that changes were less pronounced than they would have been had interest rates been higher. The explanation that emerges from Charts 10-13 is that historic fiscal easing, combined with an easy starting point for monetary policy – that became even easier last year – enabled demand from work-from-home policies to manifest during an extremely severe recession. We agree that work-from-home policies have shifted the geographic preferences of some home buyers and likely provided a new source of net demand from renters in urban cores purchasing homes in outlying areas. But we strongly doubt that the net effect of work-from-home policies in the midst of an extreme shock to economic activity would have caused the rise in house prices that we have observed, certainly not to this level, without major support from policy. This underscores that policy, and not the work-from-home effect, has and will likely remain the core driver of the global housing market. The Supply Effect: Mostly A Red Herring Chart 14Countries Fall Into Two Groups In Terms Of The Relative Trend In Real Residential Investment One perennial question that emerges when analyzing the housing market, particularly in markets with outsized house price gains, is the impact of constrained supply. It is frequently argued that constrained supply is squeezing prices higher in many markets, and that the appropriate policy solution to extreme house price gains is to enable widespread housing construction – not to raise interest rates. We do not rule out the potential impact of constrained supply in certain cities or regional housing markets, and we have highlighted in previous research that a positive relationship does exist between population density in urban regions and median house price-to-income ratios.1 But as a broad explanation for supercharged house price gains, the supply argument appears to fall flat. Chart 14 presents the most standardized measure of cross-country housing supply available for several advanced economies, the trend in real residential investment relative to real GDP over time. These series are all rebased to 100 as of 1997, prior to the 2002-2007 US housing market boom. The chart makes it clear that advanced economies generally fall into two groups based on this metric: those that have seen declines in real residential investment relative to GDP, especially after the global financial crisis (panel 1), and those that have experienced either an uptrend in housing construction relative to output or have seen a flat trend (panel 2). If scarce housing supply was the core driver of outsized house price gains, then we would expect to see stronger gains in the countries shown in panel 1 and smaller gains in the countries shown in panel 2. In fact, mostly the opposite is true: Charts 15 and 16 highlight that the relationship between the level of these indexes today relative to their 1997 or 2005 levels is positively related to the magnitude of house price gains last year, suggesting that housing market supply has generally been responding to demand over the past decade. The US and possibly New Zealand stand as possible exceptions to the trend, suggesting that relatively scarce supply may be boosting prices even further in these markets beyond what fiscal and monetary policy would suggest. Chart 15Countries That Have Seen A Stronger Pace Of Residential Investment… Chart 16…Have Experienced Stronger House Price Gains   Chart 17Is This Not Enough Supply, Or Too Much Demand? As a final point about the inclination of investors to gravitate towards supply-side arguments related to the housing market, Chart 17 presents a simple thought experiment. The chart shows a simple housing supply-demand curve diagram, in a scenario where the demand curve for housing has shifted out more than the supply curve has (thus raising house prices). Is this a scenario in which supply is too tight? Or is it a case in which demand is too strong? In our view, the tight supply answer is reasonable in circumstances where the increase in demand is normal or otherwise sustainable. But Charts 10-13 clearly showed that housing demand is being boosted by easy policy, which in the case of some countries has occurred for years: interest rates have remained well below levels that macroeconomic theory would traditionally consider to be in equilibrium, and this has occurred alongside significant household sector leveraging (Chart 18). As such, in our view, investors should be more inclined to view the global housing market as generally being driven by demand-side rather than supply-side factors. This Is Not 2007/08 … Yet We highlighted in Chart 2 above that the household sector debt-to-GDP ratio increased sharply last year, which has raised some questions about debt sustainability among investors. For the most part, the rise in this ratio actually reflects denominator effects (namely a sharp contraction in nominal GDP) rather than a huge surge in household debt. Chart 19 shows BIS data for the annual growth in total household debt in developed economies was roughly stable last year, at least until Q3 (the most recent datapoint available from the BIS). Chart 18Low Interest Rtaes Have Fueled Household Leveraging Chart 19Total Credit Growth Has Been Stable, But Mortgage Credit Growth Is Accelerating Chart 20US Mortgage Growth Is Picking Up, As Repayments Slow Consumer Credit Growth But Chart 19 shows the recent trend in total household debt, which masks diverging mortgage and non-mortgage debt trends. In the US, euro area, Canada, and Sweden, household mortgage debt has accelerated to varying degrees, underscoring that households have likely paid down non-mortgage debt with some of the savings that they have accumulated from a significant reduction in spending on services. Chart 20 shows this effect directly in the case of the US; mortgage debt growth accelerated by roughly 1.5 percentage points in the second half of the year, whereas consumer credit growth (made up of student loans, auto loans, credit cards, and other revolving credit) decelerated significantly. This aligns with data showing that US households have used some of their savings windfall to pay down their credit card balances. This changing mix within household debt - less higher-interest-rate consumer credit, more lower-interest-rate collateralized mortgage debt – could, on the margin, help mitigate financial stability risks from the housing boom by moderating overall debt service burdens. The starting point for the latter matters, though, in accurately assessing the risks from rising house prices and increased mortgage debt, particularly in countries where household debt levels are already high. According to data from the BIS, the US already has one of the lowest household debt service ratios (7.6%) among the developed economies (Chart 21).2 This compares favorably to the double-digit debt service ratios in the “higher-risk” countries like Canada (12.6%), Sweden (12.1%) and Norway (16.2%). On top of that, US commercial banks have become far more prudent with mortgage loan underwriting standards since the 2008 financial crisis. The New York Fed’s Household Debt and Credit report shows that an increasing majority of mortgage lending made by US banks since the 2008 crisis has been to those with very high FICO credit scores (Chart 22). This is in sharp contrast to the steady lending to “subprime” borrowers with poor credit scores that preceded the 2008 financial crisis. The median FICO score for new mortgage originations as of Q1 2021 was 788, compared to 707 in Q4 2006 at the peak of the mid-2000s US housing boom. Chart 21Diverging Trends In Global Household Debt Servicing Costs Chart 22US Banks Have Become More Prudent With Mortgage Lending   US bank balance sheets are also now less directly exposed to a fall in housing values. Residential loans now represent only 10% of the assets on US bank balance sheets, compared to 20% at the peak of the last housing bubble (Chart 23). This puts the US in the “lower-risk” group of countries in Europe, the UK and Japan where mortgages are less than 20% of bank balance sheets. This compares favorably to the “higher risk” group of countries where residential loans are a far larger share of bank assets (Chart 24), like Canada (32%), New Zealand (49%), Sweden (45%) and Australia (40%). Chart 23Banks Have Limited Direct Exposure To Housing Here Chart 24Banks Are Far More Exposed To Housing Here   Like nature, however, the financial ecosystem abhors a vacuum. “Non-bank” mortgage lenders have filled the void from traditional US banks reducing their lending to lower-quality borrowers, and they now represent around two-thirds of all US mortgage origination, a big leap from the 20% origination share in 2007. Non-bank lenders have also taken on growing shares of new mortgage origination in other countries like the UK, Canada and Australia. Chart 25Global Banks Can Withstand A Housing Shock Non-bank lenders do not take deposits and typically fund themselves via shorter-term borrowings, which raises the potential for future instability if credit markets seize up. These lenders also, on average, service mortgages with a higher probability of default, so they are exposed to greater credit losses when house prices decline. However, the risk of a full-blown 2008-style commercial banking crisis, with individual depositors’ funds at risk from a bank failure, are reduced with a greater share of riskier mortgage lending conducted by non-bank entities. This is especially true with global commercial banks far better capitalized today, with double-digit Tier 1 capital ratios (Chart 25), thanks to regulatory changes made after the Global Financial Crisis. Net-net, we conclude that the overall financial stability implications of the current surge in house prices in the developed economies are relatively modest on average. The acceleration in mortgage growth has occurred alongside reductions in non-mortgage growth, at a time when banks are better able to withstand a shock from any sustained future downturn in house prices. However, if house prices continue to accelerate and new homebuyers are forced to take on ever increasing amounts of mortgage debt, financial stability issues could intensify in some countries. Services spending will recover in a vaccinated post-COVID world, as economies reopen and consumer confidence improves, which will likely end the trend of falling non-residential consumer debt offsetting rising mortgage debt in countries like the US and Canada. Overall levels of household debt could begin to rise again relative to incomes, building up future financial stability risks when central banks begin to normalize pandemic-related monetary policies – a process that has already started in some countries because of the housing boom. The Monetary Policy Implications Of Surging House Prices Rapidly appreciating house prices are becoming an area of concern for policymakers in countries like Canada and New Zealand, where the affordability of housing is becoming a political, as well as an economic, issue. In the case of New Zealand, the government has actually altered the remit of the Reserve Bank of New Zealand (RBNZ) to more explicitly factor in the impact of monetary policy on housing costs. The Bank of Canada announced in April that it would taper its pace of government debt purchases and signaled that its decision was based, at least in small part, on signs of speculative behavior in Canada’s housing market. Macroprudential measures like limiting loan-to-value ratios of new mortgage loans are a policy option that governments in those countries have already implemented to try and cool off housing demand. Yet while such measures can help alleviate demand-supply mismatches in certain cities and regions, the efficacy of such measures in sustainably slowing the ascent of house prices on a national scale is unclear. In the April 2021 IMF Global Financial Stability Report, researchers estimated that, for a broad group of countries, the implementation of a new macro-prudential measure designed to cool loan demand reduced national household debt/GDP ratios by a mere one percentage point, on average, over a period encompassing four years.3 If macroprudential measures are that ineffective in sustainably reducing demand for mortgage loans, then the burden of slowing house price appreciation will have to fall on the more blunt instruments of monetary policy. Importantly, surging house price inflation is not likely to give a boost to realized inflation measures – an important issue given the current backdrop of rapidly rising realized inflation rates in many countries. Housing costs do represent a significant portion of consumer price indices in many developed countries, ranging from 19% in New Zealand to 33% in the US (Chart 26), with the euro area being the outlier with housing having a mere 2% weighting in the headline inflation index. Chart 26A Limited Impact On Actual Inflation From Housing Yet those so-called “housing” categories overwhelmingly measure only housing rental costs and not actual house prices. This is an important distinction because rents – which are often imputed measures like in the US and not even actual rental costs - are rising at a far slower pace than actual house prices in most countries, so the housing contribution to realized inflation is relatively modest. So the good news is that booming house prices will not worsen the acceleration of realized global inflation that has concerned investors and policymakers in 2021. Yet that does not mean that central bankers will not be forced to tighten policy to cool off red-hot housing demand that is clearly being fueled by persistently negative real interest rates. In Chart 27 and Chart 28, we show both nominal and real policy interest rates for the “lower risk” and “higher risk” country groupings that we described earlier. The real policy rates are nominal policy rates versus realized headline CPI inflation. The dotted lines in the charts represent the future path of rates discounted by markets. Specifically, the projection for nominal rates is taken from overnight index swap (OIS) forward curves, while the projection for real rates is calculated by subtracting the discounted path of inflation expectations extracted from CPI swap forwards. Chart 27Markets Discounting Negative Real Rates For The Next Decade Chart 28Negative Real Rates Are Unsustainable During A Housing Bubble   There are two key takeaways from these charts: Real policy interest rates are at or very close to the most deeply negative levels seen since the 2008 financial crisis. Markets are discounting that real rates will be at or below 0% for most of the next decade. Admittedly, there is room for debate over what the equilibrium level of real interest rates (a.k.a. “r-star”) should be in the coming years. However, we deem it a major stretch to believe that real rates need to be persistently low or negative for the next ten years to support even trend growth across the developed economies. In our view, the current boom in housing demand and mortgage borrowing provides clear evidence that negative real rates are below equilibrium and, thus, are stimulating credit demand. Thus, the only way for a central bank to cool off housing demand will be to raise both nominal and, more importantly, real interest rates. Canada and New Zealand will be the “canaries in the coal mine” among developed market central banks for such a move. According to the latest Bank of Canada Financial Stability Review, nearly 22% of Canadian mortgages are highly levered, with a loan-to-value ratio greater than 450%, a greater share of such mortgages than during the 2016/17 housing boom (Chart 29). Canadian house prices have risen to such an extent that home prices in major cities like Toronto, Vancouver and Montreal are among the most expensive in North America.4  Stunningly, a recent Bloomberg Nanos opinion poll revealed that nearly 50% of Canadians would support Bank of Canada rate hikes to cool off the red-hot housing market (Chart 30). The central bank will be unable to resist the pressure to use monetary policy to slam on the brakes of the housing market – investors should expect more tapering and, eventually, rate hikes from the Bank of Canada over at least the next couple of years. Chart 29Canadians Are Leveraging Up To Buy Expensive Homes Chart 3050% Of Canadians Want A Rate Hike To Cool Housing   In New Zealand, worsening housing affordability has reached a point where a 20% down payment on the median national house price is equal to 223% of median disposable income (Chart 31). This is forcing more first-time home buyers to take on levels of mortgage debt that the RBNZ deems highly risky (top panel). Like the Bank of Canada, the RBNZ will prove to be one of the most hawkish central banks in the developed world over the next couple of years as the central bank follows their newly-revised remit to try and cool off housing demand in New Zealand. Who is next? Housing values, measured by the ratio of median national house prices to median national household incomes, are rising in the US and UK but are still below the peaks of the mid-2000s housing bubble (Chart 32). Meanwhile, housing is becoming more expensive across the euro area, but not in a consistent manner, with valuations in Germany and Spain having increased far more than in France or Italy. Housing valuations have actually improved in Australia over the past couple of years on a price-to-income basis. The most likely candidates for a housing-related hawkish turn are in Scandinavia, with housing valuations in Sweden and Norway closing in on Canada/New Zealand levels. Chart 31New Zealand Housing Is Wildly Unaffordable Chart 32Global House Price/Income Ratios Are Trending Higher   Investment Conclusions The current acceleration in global house prices is an inevitable outcome of the extraordinary monetary and fiscal easing implemented during the pandemic. Higher realized inflation is pushing real rates deeper into negative territory in many countries, fueling the demand for housing. Central banks in countries with more stretched housing valuations will be forced to turn more hawkish sooner than expected, leading to tapering and, eventually, rate hikes to cool housing demand. This has negative implications for government bond markets in countries where housing is more expensive and real yields remain too low, like Canada, New Zealand and Sweden (Chart 33). Investors should limit exposure to government bonds in those markets over the next 6-12 months. Chart 33Negative Real Yields & Expensive Housing Valuations – An Unsustainable Mix Bond markets in countries where house prices are not rising rapidly enough to force policymakers to turn more hawkish more quickly – like core Europe, Australia and even Japan - are likely to be relative outperformers. The US and UK are “cuspy” bond markets, as housing valuations are becoming more expensive in those two countries but the Fed and Bank of England are not facing the same domestic political pressure to use monetary policy tools to fight the growing unaffordability of housing. That could change, though, if overall household leverage begins to rise alongside house price inflation as the US and UK economies emerge from the pandemic. Current pricing in OIS curves shows that markets expect the RBNZ and Bank of Canada to begin hiking rates in May 2022 and September 2022, respectively (Table 1). This is well ahead of expectations for “liftoff” from other developed markets central banks, including the Fed in April 2023. The cumulative amount of rate hikes following liftoff to the end of 2024 is highest in Canada, New Zealand, the US and Australia. Those are also countries with currencies that are trading at or above the purchasing power parity levels derived from our currency strategists’ valuation models. This highlights the difficult choice that central bankers facing housing bubbles must confront, as the rate hikes that will help cool off housing demand will lead to currency appreciation that could impact other parts of their economies like exports and manufacturing. Table 1Hawkish Central Banks Must Live With Currency Strength Tracking the second-round economic consequences of eventual monetary policy actions to control excessive house price inflation, particularly in “higher risk” countries, is likely to be the subject of future Bank Credit Analyst / Global Fixed Income Strategy reports. Robert Robis, CFA Chief Fixed Income Strategist Jonathan LaBerge, CFA Vice President The Bank Credit Analyst   Footnotes 1 Please see Global Investment Strategy "Canada: A (Probably) Happy Moment In An Otherwise Sad Story," dated July 14, 2017, available at gis.bcaresearch.com 2 Importantly, the BIS debt service ratios include the payment of both principal and interest, thus making it a true measure of debt service costs that includes repayment of borrowed funds – a critical issue in countries with high loan-to-value ratios for home mortgages. 3 Please see page 46 of Chapter 2 of the April 2021 IMF Global Financial Stability Report, which can be found here: https://www.imf.org/en/Publications/GFSR/Issues/2021/04/06/global-financial-stability-report-april-2021 4 “Vancouver, Toronto and Hamilton are the least affordable cities in North America: report”, CBC News, May 20, 2021

Highlights President Biden has called for the US intelligence community to investigate the origins of COVID-19 and one of Biden’s top diplomats has stated the obvious: the era of “engagement” with China is over. This clinches our long-held view that any Democratic president would be a hawk like President Trump. The US-China conflict – and global geopolitical risk – will revive and undermine global risk appetite. China faces a confluence of geopolitical and macroeconomic challenges, suggesting that its equity underperformance will continue. Domestic Chinese investors should stay long government bonds. Foreign investors should sell into the bond rally to reduce exposure to any future sanctions. The impending agreement of a global minimum corporate tax rate has limited concrete implications that are not already known but it symbolizes the return of Big Government in the western world. Our updated GeoRisk Indicators are available in the Appendix, as well as our monthly geopolitical calendar. Feature In our quarterly webcast, “Geopolitics And Bull Markets,” we argued that geopolitical themes matter to investors when they have a demonstrable relationship with the macroeconomic backdrop. When geopolitics and macro are synchronized, a simple yet powerful investment thesis can be discerned. The US war on terror, Russia’s resurgence, the EU debt crisis, and Brexit each provided cases in which a geopolitically informed macro view was both accessible and actionable at an early stage. Investors generally did well if they sold the relevant country’s currency and disfavored its equities on a relative basis. Chart 1China's Decade Of Troubles Of course, the market takeaway is not always so clear. When geopolitics and macroeconomics are desynchronized, the trick is to determine which framework will prevail over the financial markets and for how long. Sometimes the market moves to its own rhythm. The goal is not to trade on geopolitics but rather to invest with geopolitics. One of our key views for this year – headwinds for China – is an example of synchronization. Two weeks ago we discussed China’s macroeconomic challenge. In this report we discuss China’s foreign policy challenge: geopolitical pressure from the US and its allies. In particular we address President Biden’s call for a deeper intelligence dive into the origins of COVID-19. The takeaway is negative for China’s currency and risk assets. The Great Recession dealt a painful blow to the Chinese version of the East Asian economic miracle. By 2015, China’s financial turmoil and currency devaluation should have convinced even bullish investors to keep their distance from Chinese stocks and the renminbi. If investors stuck with this bearish view despite the post-2016 rally, on fear of trade war, they were rewarded in 2018-19. Only with China’s containment of COVID-19 and large economic stimulus in 2020 has CNY-USD threatened to break out (Chart 1). We expect the renminbi to weaken anew, especially once the Fed begins to taper asset purchases. Our cyclical view is still bullish but US-China relations are unstable so we remain tactically defensive. Forget Biden’s China Review, He’s A Hawk Chinese financial markets face a host of challenges this year, despite the positive factors for China’s manufacturing sector amid the global recovery. At home these challenges consist of a structural economic slowdown, a withdrawal of policy stimulus, bearish sentiment among households, and an ongoing government crackdown on systemic risk. Abroad the Democratic Party’s return to power in Washington means that the US will bring more allies to bear in its attempt to curb China’s rise. This combination of factors presents a headwind for Chinese equities and a tailwind for government bonds (Chart 2). This is true at least until the government should hit its pain threshold and re-stimulate. Chart 2Global Investors Still Wary New stimulus may not occur in 2022. The Communist Party’s leadership rotation merely requires economic stability, not rapid growth. While the central government has a record of stimulating when its pain threshold is hit, even under the economically hawkish President Xi Jinping, a financial market riot is usually part of this threshold. This implies near-term downside, particularly for global commodities and metals, which are also facing a Chinese regulatory backlash to deter speculation. In this context, President Biden’s call for a deeper US intelligence investigation into the origin of COVID-19 is an important confirming signal of the US’s hawkish turn toward China. Biden gave 90 days for the intelligence community to report back to him. We will not enter into the debate about COVID-19’s origins. From a geopolitical point of view it is a moot point. The facts of the virus origin may never be established. According to Biden’s statement, at least one US intelligence agency believes the “lab leak theory” is the most likely source of the virus (while two other agencies decided in favor of animal-to-human transmission). Meanwhile Chinese government spokespeople continue to push the theory that the virus originated at the US’s Fort Detrick in Maryland or at a US-affiliated global research center. What is certain is that the first major outbreak of a highly contagious disease occurred in Wuhan. Both sides are demanding greater transparency and will reject each other’s claims based on a lack of transparency. If the US intelligence report concludes that COVID originated from the Wuhan Institute of Virology, the Chinese government and media will reject the report. If the report exonerates the Wuhan laboratory, at least half of the US public will disbelieve it and it will not deter Biden from drawing a hard line on more macro-relevant policy disputes with China. The US’s hawkish bipartisan consensus on China took shape before COVID. Biden’s decision to order the fresh report introduces skepticism regarding the World Health Organization’s narrative, which was until now the mainstream media’s narrative. Previously this skepticism was ghettoized in US public discourse: indeed, until Biden’s announcement on May 26, the social media company Facebook suppressed claims that the virus came from a lab accident or human failure. Thus Biden’s action will ensure that a large swathe of the American public will always tend to support this theory regardless of the next report’s findings. At the same time Biden discontinued a State Department effort to prove the lab leak theory, which shows that it is not a foregone conclusion what his administration will decide. The good news is that even if the report concluded in favor of the lab leak, the Biden administration would remain highly unlikely to demand that China pay “reparations,” like the Trump administration demanded in 2020. This demand, if actualized, would be explosive. The bad news is that a future nationalist administration could conceivably use the investigation as a basis to demand reparations. Nationalism is a force to be reckoned with in both countries and the dispute over COVID’s origin will exacerbate it. Traditionally the presidents of both countries would tamp down nationalism or attempt to keep it harnessed. But in the post-Xi, post-Trump era it is harder to control. The death toll of COVID-19 will be a permanent source of popular grievance around the world and a wedge between the US and China (Chart 3). China’s international image suffered dramatically in 2020. So far in 2021 China has not regained any diplomatic ground. Chart 3Death Toll Of COVID-19 The US is repairing its image via a return to multilateralism while the Europeans have put their Comprehensive Agreement on Investment with China on hold due to a spat over sanctions arising from western accusations of genocide (a subject on which China pointedly answered that it did not need to be lectured by Europeans). Notably Biden’s Department of State also endorsed its predecessor’s accusation of genocide in Xinjiang. Any authoritative US intelligence review that solidifies doubts about the WHO’s initial investigation – even if it should not affirm the lab leak theory – would give Biden more ammunition in global opinion to form a democratic alliance to pressure China (for example, in Europe). An important factor that enables the US to remain hawkish on China is fiscal stimulus. While stimulus helps bring about economic recovery, it also lowers the bar to political confrontation (Chart 4). Countries with supercharged domestic demand do not have as much to fear from punitive trade measures. The Biden administration has not taken new punitive measures against China but it is clearly not worried about Chinese retaliation. Chart 4Large Fiscal Stimulus Lowers The Bar To Geopolitical Conflict China’s stimulus is underrated in this chart (which excludes non-fiscal measures) but it is still true that China’s policy has been somewhat restrained and it will need to stimulate its economy again in response to any new punitive measures or any global loss of confidence. At least China is limited in its ability to tighten policy due to the threat of US pressure and western trade protectionism. Simultaneous with Biden’s announcement on COVID-19, his administration’s coordinator for Indo-Pacific affairs, Kurt Campbell, proclaimed in a speech that the era of “engagement” with China is officially over and the new paradigm is one of “competition.” By now Campbell is stating the obvious. But this tone is a change both from his tone while serving in President Obama’s Department of State and from his article in Foreign Affairs last year (when he was basically auditioning for his current role in the Biden administration).1 Campbell even said in his latest remarks that the Trump administration was right about the “direction” of China policy (though not the “execution”), which is candid. Campbell was speaking at Stanford University but his comments were obviously aimed for broader consumption. Investors no longer need to wait for the outcome of the Biden administration’s comprehensive review of policy toward China. The answer is known: the Biden administration’s hawkishness is confirmed. The Department of Defense report on China policy, due in June, is very unlikely to strike a more dovish posture than the president’s health policy. Now investors must worry about how rapidly tensions will escalate and put a drag on global sentiment. Bottom Line: US-China relations are unstable and pose an immediate threat to global risk appetite. The fundamental geopolitical assessment of US-China relations has been confirmed yet again. The US is seeking to constrain China’s rise because China is the only country capable of rivaling the US for supremacy in Asia and the world. Meanwhile China is rejecting liberalization in favor of economic self-sufficiency and maintaining an offensive foreign policy as it is wary of US containment and interference. Presidents Biden and Xi Jinping are still capable of stabilizing relations in the medium term but they are unlikely to substantially de-escalate tensions. And at the moment tensions are escalating. China’s Reaction: The Example Of Australia How will China respond to Biden’s new inquiry into COVID’s origins? Obviously Beijing will react negatively but we would not expect anything concrete to occur until the result of the inquiry is released in 90 days. China will be more constrained in its response to the US than it has been with Australia, which called for an international inquiry early last year, as the US is a superior power. Australia was the first to ban Chinese telecom company Huawei from its 5G network (back in 2018) and it was the first to call for a COVID probe. Relations between China and Australia have deteriorated steadily since then, but macro trends have clearly driven the Aussie dollar. The AUD-JPY exchange rate is a good measure for global risk appetite and it is wavering in recent weeks (Chart 5). Chart 5Australian Dollar Follows Macro Trends, Rallies Amid China Trade Spat Tensions have also escalated due to China’s dependency on Australian commodity exports at a time of spiking commodity prices. This is a recurring theme going back to the Stern Hu affair. The COVID spat led China to impose a series of sanctions against Australian beef, barley, wine, and coal. But because China cannot replace Australian resources (at least, not in the short term), its punitive measures are limited. It faces rising producer prices as a result of its trade restrictions (Chart 6). This dependency is a bigger problem for China today than it was in previous cycles so China will try to diversify. Chart 6Constraints On China's Tarrifs On Australia By contrast, China is not likely to impose sanctions on the US in response to Biden’s investigation, unless Biden attacks first. China’s imports from the US are booming and its currency is appreciating sharply. Despite Beijing’s efforts to keep the Phase One trade deal from collapsing, Biden is maintaining Trump’s tariffs and the US-China trade divorce is proceeding (Chart 7). Bilateral tariff rates are still 16-17 percentage points higher than they were in 2018, with US tariffs on China at 19% (versus 3% on the rest of the world) while Chinese tariffs on the US stand at 21% (versus 6% on the rest of the world). The Biden administration timed this week’s hawkish statements to coincide with the first meeting of US trade negotiators with China, which was a more civil affair. Both countries acknowledged that the relationship is important and trade needs to be continued. However, US Trade Representative Katherine Tai’s comments were not overly optimistic (she told Reuters that the relationship is “very, very challenging”). She has also been explicit about maintaining policy continuity with the Trump administration. We highly doubt that China’s share of US imports will ever surpass its pre-Trump peaks. The Biden administration has also refrained so far from loosening export controls on high-tech trade with China. This has caused a bull market in Taiwan while causing problems for Chinese semiconductor stocks’ relative performance (Chart 8). If Biden’s policy review does not lead to any relaxation of export controls on commercial items then it will mark a further escalation in tensions. Chart 7US Tarrifs Reduce China In Trade Deficit Bottom Line: Until Presidents Biden and Xi stabilize relations at the top, the trade negotiations over implementing the Phase One trade deal – and any new Phase Two talks – cannot bring major positive surprises for financial markets. Chart 8US Export Controls Amid Chip Shortage Congress Is More Hawkish Than Biden Biden’s ability to reduce frictions with China, should he seek to, will also be limited by Congress and public opinion. With the US deeply politically divided, and polarization at historically high levels, China has emerged as one of the few areas of agreement. The hawkish consensus is symbolized by new legislation such as the Strategic Competition Act, which is making its way through the Senate rapidly. Congress is also trying to boost US competitiveness through bills such as the Endless Frontier Act. These bills would subject China to scrutiny and potential punitive measures over a broad range of issues but most of all they would ignite US industrial policy , STEM education, and R&D, and diversify the US’s supply chains. We would highlight three key points with regard to the global impact of this legislation: Global supply chains are shifting regardless: This trend is fairly well established in tech, defense, and pharmaceuticals. It will continue unless we see a major policy reversal from China to try to court western powers and reduce frictions. The EU and India are less enthusiastic than the US and Australia about removing China from supply chains but they are not opposed. The EU Commission has recommended new defensive economic measures that cover supply chains in batteries, cloud services, hydrogen energy, pharmaceuticals, materials, and semiconductors. As mentioned, the EU is also hesitating to ratify the Comprehensive Agreement on Investment with China. Hence the EU is moving in the US’s direction independently of proposed US laws. After all, China’s rise up the tech value chain (and its decision to stop cutting back the size of its manufacturing sector) ultimately threatens the EU’s comparative advantage. The EU is also aligned with the US on democratic values and network security. India has taken a harder stance on China than usual, which marks an important break with the past. India’s decision to exclude Huawei from its 5G network is not final but it is likely to be at least partially implemented. A working group of democracies is forming regardless. The Strategic Competition Act calls for the creation of a working group of democracies but the truth is that this is already happening through more effective forums like the G7 and bilateral summits. Just as the implementation of the act would will ultimately depend on President Biden, so the willingness of other countries to adopt the recommendations of the working group would depend on their own executives. Allies have leeway as Biden will not use punitive measures against them: Any policy change from the EU, UK, India, and Australia will be independent of the US Congress passing the Strategic Competition Act. These countries will be self-directed. The US would have to devote diplomatic energy to maintaining a sustained effort by these states to counter China in the face of economic costs. This will be limited by the fact that the Biden administration will be very reluctant to impose punitive measures on allies to insist on their cooperation. The allies will set the pace of pressure on China rather than the United States. This gives the EU an important position, particularly Germany. And yet the trends in Germany suggest that the government will be more hawkish on China after the federal elections in September. Bottom Line: The Biden administration is unlikely to use punitive measures against allies so new US laws are less important than overall US diplomacy with each of the allies. Some allies will be less compliant with US policies given their need for trade with China. But so far there appears to be a common position taking shape even with the EU that is prejudicial to China’s involvement in key sectors of emerging technologies. If China does not respond by reducing its foreign policy assertiveness, then China’s economic growth will suffer. That drag would have to be offset by new supply chain construction in Southeast Asia and other countries. Investment Takeaways The foregoing highlights the international risks facing China even at a time when its trend growth is slowing (Chart 9) and its ongoing struggle with domestic financial imbalances is intensifying. China’s debt-service costs have risen sharply and Beijing is putting pressure on corporations and local governments to straighten out their finances (Chart 10), resulting in a wave of defaults. This backdrop is worrisome for investors until policymakers reassure them that government support will continue. Chart 9China's Growth Potential Slowing Chart 10China's Leaders Struggle With Debt China’s domestic stability is a key indicator of whether geopolitical risks could spiral out of control. In particular we think aggressive action in the Taiwan Strait is likely to be delayed as long as the Chinese economy and regime are stable. China has rattled sabers over the strait this year in a warning to the United States not to cross its red line (Chart 11). It is not yet clear how Biden’s policy continuity with the Trump administration will affect cross-strait stability. We see no basis yet for changing our view that there is a 60% chance of a market-negative geopolitical incident in 2021-22 and a 5% chance of full-scale war in the short run. Chart 11China PLA Flights Over Taiwan Strait Putting all of the above together, we see substantial support for two key market-relevant geopolitical risks: Chinese domestic politics (including policy tightening) and persistent US-China tensions (including but not limited to the Taiwan Strait). We remain tactically defensive, a stance supported by several recent turns in global markets: The global stock-to-bond ratio has rolled over. China is a negative factor for global risk appetite (Chart 12). Global cyclical equities are no longer outperforming defensives. There is a stark divergence between Chinese cyclicals and global cyclicals stemming from the painful transition in China’s bloated industrial economy (Chart 13). Global large caps are catching a bid relative to small caps (Chart 14). Chart 12Global Stock-To-Bond Ratio Rolled Over Chart 13Global Cyclicals-To-Defensives Pause Chart 14Global Large Caps Catch A Bid Versus Small Caps Cyclically the global economic recovery should continue as the pandemic wanes. China will eventually relax policy to prevent too abrupt of a slowdown. Therefore our strategic portfolio reflects our high-conviction view that the current global economic expansion will continue even as it faces hurdles from the secular rise in geopolitical risk, especially US-China cold war. Measurable geopolitical risk and policy uncertainty are likely to rebound sooner rather than later, with a negative impact on high-beta risk assets. Matt Gertken Vice President Geopolitical Strategy mattg@bcaresearch.com Coda: Global Minimum Tax Symbolizes Return Of Big Government On Thursday, the US Treasury Department released a proposal to set the global minimum corporate tax rate at 15%. The plan is to stop what Treasury Secretary Janet Yellen has referred to as a global “race to the bottom” and create the basis for a rehabilitation of government budgets damaged by pandemic-era stimulus. Although the newly proposed 15% rate is significantly below President Biden’s bid to raise the US Global Intangible Low-Taxed Income (GILTI) rate to 21% from 10.5%, it is the same rate as his proposed minimum tax on corporate book income. Biden is also raising the headline corporate tax rate from 21% to around 25% (or at highest 28%). Negotiators at the OECD were initially discussing a 12.5% global minimum rate. The finance ministers of both France and Germany – where the corporate income tax rates are 32.0% and 29.9%, respectively – both responded positively to the announcement. However, Ireland, which uses low corporate taxes as an economic development strategy, is obviously more comfortable with a minimum closer to its own 12.5% rate. Discussions are likely to occur when G7 finance ministers meet on June 4-5. Countries are hoping to establish a broad outline for the proposal by the G20 meeting in early July. It is highly likely that the OECD will come to an agreement. However, it is not a truly “global” minimum as there will still be tax havens. Compliance and enforcement will vary across countries. A close look at the domestic political capital of the relevant countries shows that while many countries have the raw parliamentary majorities necessary to raise taxes, most countries have substantial conservative contingents capable of preventing stiff corporate tax hikes (Table 1, in the Appendix). Our Geopolitical strategists highlight that the Biden administration’s compromise on the minimum rate reflects its pragmatism as well as emphasis on multilateralism. Any global deal will be non-binding but the two most important low-tax players are already committed to raising corporate rates well above this level: Biden’s plan is noted above, while the UK’s budget for March includes a jump in the business rate to 25% in April 2023 from the current 19%. Ireland and Hungary are the only outliers but they may eventually be forced to yield to such a large coalition of bigger economies (Chart 15). Chart 15Global Minimum Corporate Tax Impact Is Symbolic Rather Than Concrete Thus a nominal minimum corporate tax rate is likely to be forged but it will not be truly global and it will not change the corporate rate for most countries. The reality of what companies pay will also depend on loopholes, tax havens, and the effective tax rate. Bottom Line: On a structural horizon, the global minimum corporate tax is significant for showing a paradigm shift in global macro policy: western governments are starting to raise taxes and revenue after decades of cutting taxes. The experiment with limited government has ended and Big Government is making a comeback. On a cyclical horizon, the US concession on global minimum tax is that the Biden administration aims to be pragmatic and “get things done.” Biden is also working with Republicans to pass bills covering some bipartisan aspects of his domestic agenda, such as trade, manufacturing, and China. The takeaway from a global point of view is that Biden may prove to be a compromiser rather than an ideologue, unlike his predecessors.   Matt Gertken Vice President Geopolitical Strategy mattg@bcaresearch.com   Roukaya Ibrahim Vice President Daily Insights RoukayaI@bcaresearch.com Footnotes 1 Kurt M. Campbell and Jake Sullivan, "Competition Without Catastrophe," Foreign Affairs, September/October 2019, foreignaffairs.com. Section II: Appendix Table 1OECD: Which Countries Are Willing And Able To Raise Corporate Tax Rates? GeoRisk Indicator China Russia UK Germany France Italy Canada Spain Taiwan – Province Of China Korea Turkey Brazil Australia Section III: Geopolitical Calendar