Efficient Markets vs Behavioral Finance

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A few notes from some of my research for you to ponder over the weekend…

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Efficient Markets Theory

The efficient markets theory is the idea that speculative asset prices always incorporate the best information about fundamental values and that prices change only because new information enters the market and investors act in an appropriate, rational manner with regards to this information(i). This idea dominated academic fields in the early 1970s. Efficient markets theory is an elegant attempt to tether asset prices to fundamentals through the common-sense notion that people would not behave in irrational ways with their money in financial markets. This theory is encapsulated by the “value investment” paradigm prevalent in much of the investment community.

Efficient Markets Theory

In an efficient market, prices are tethered to perceived fundamental valuations. If prices fall below the market’s perception of fundamental value, then buyers will enter the market and purchase the asset until prices reach their perceived value. If prices rise above the market’s perception of fundamental value, then sellers will enter the market to sell the asset at inflated prices. Efficient markets theory explains the majority of market behavior, but it has one major flaw which renders it inoperable as a forecasting tool: it does not explain those instances when prices become very volatile and detach from their fundamental valuations. This becomes painfully obvious when adherents to the theory postulate new metrics to justify fundamental valuations that later prove to be completely erroneous. The failed attempts to explain anomalies with the efficient markets theory lead to a new paradigm: behavioral finance theory.

Behavioral Finance Theory

Behavioral Finance abandoned the quest of the efficient markets theory to find a rational, mathematical model to explain fluctuations in asset prices. Instead, behavioral finance looked to psychology to explain asset valuation and why prices rise and fall. The primary representation of market behavior postulated by behavioral finance is the price-to-price feedback model: prices go up because prices have been going up, and prices go down because prices have been going down. If investors are making money because asset prices increase, other investors take note of the profits being made, and they want to capture those profits as well. They buy the asset, and prices continue to rise. The higher prices rise and the longer it goes on, the more attention is brought to the positive price changes and the more investors want to get involved. These investors are not buying because they think the asset is fairly valued, they are buying because the value is going up. They assume other rational investors must be bidding prices higher, and in their minds they “borrow” the collective expertise of the market. In reality, they are just following the herd. This herd-following has long been a valid investment technique employed by traders known as “momentum” investing(ii). It is not investing by any conventional definition because it relies completely on capturing speculative price changes. Success or failure often hinges on knowing when to sell. It is not a “buy and hold” strategy.

Behavioral Finance Theory

Behavioral Finance Theory

The efficient markets theory does explain the behavior of asset prices in a typical market, but when price change begins to feedback on itself, behavioral finance is the only theory that explains this phenomenon. There is often a precipitating factor causing the break with the normal pattern and releasing the tether from fundamental valuations. In the Great Housing Bubble, the primary precipitating factor was the lowing of interest rates. The precipitating factor simply acts as a catalyst to get prices moving. Once a directional bias is in place, then price-to-price feedback can take over. The perception of fundamental valuation is based solely on the expectation of future price increases, and the asset is always perceived to be undervalued. There are often brave and foolhardy attempts to justify these valuations and provide a rationalization for irrational behavior. Many witnessing the event assume the “smart money” must know something, and there is a widespread belief prices could not rise so much without a good reason: Herd mentality takes over.

Psychological Stages of Bubble Market

Psychological Stages of a Bubble



(i) Much of the history of the Efficient Markets theory is outlined in Robert Shillers paper (Shiller, From Efficient Market Theory to Behavioral Finance, 2002), “The efficient markets theory reached the height of its dominance in academic circles around the 1970s. Faith in this theory was eroded by a succession of discoveries of anomalies, many in the 1980s, and of evidence of excess volatility of returns. Finance literature in this decade and after suggests a more nuanced view of the value of the efficient markets theory, and, starting in the 1990s, a blossoming of research on behavioral finance. Some important developments in the 1990s and recently include feedback theories, models of the interaction of smart money with ordinary investors, and evidence on obstacles to smart money.”

(ii) In House Prices, Fundamentals and Bubbles (Black, Fraser, & Hoesli, 2006), the behavior of momentum investors is characterized as evidence against rationality in the marketplace. For the typical amateur speculator this is certainly true, but for momentum traders who have learned how to buy and sell to profit from the momentum, it is a rational and profitable method of speculation.

Illin'

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One of the unique phenomenons of the Great Housing Bubble was the intense speculative activity, particularly the purchase of multiple properties. When speculators who purchased multiple properties implode financially, they allow multiple properties to fall into foreclosure. One of the reason we have had such a dramatic spike in foreclosures even before the bulk of the adjustable rate mortgages begin to reset is because of the collapse of speculators.

Today’s properties are all owned by two men with the same last names. Some of the properties are owned jointly, and some are owned in the name of only one of the men. All of the properties are for sale for less than they paid and less than they owe on them. They can’t feel good about it. When they built their financial empire, they probably thought they would be spending their fortune hanging out chillin’; Instead, they be illin’…

5052 Apple Tree Front 5052 Apple Tree Inside

Asking Price: $505,000IrvineRenter

Income Requirement: $126,250

Downpayment Needed: $101,000

Monthly Equity Burn: $4,208

Purchase Price: $525,000

Purchase Date: 11/2/2004

Address: 5052 Apple Tree, Irvine, CA 92612Short Sale

Beds: 3
Baths: 2
Sq. Ft.: 1,532
$/Sq. Ft.: $330
Lot Size: 4,982 Sq. Ft.
Type: Single Family Residence
Style: Farm House
Year Built: 1974
Stories: One Level
View(s): Park or Green Belt
Area: University Park
County: Orange
MLS#: S518530
Status: Active
On Redfin: 68 days

Beautiful home located on cul-de-sac. Concrete tile roof. Inside laundry, built-in microwave, dishwasher and ceiling fan in kitchen. Association pool, spa and clubhouse very close. Close to university!! Lender Approved Short Sale!! Lowest price in the area!

Note the restrained use of exclamation points, he only used two instead of three to end his sentences.

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This was our tycoons’s first property. It was purchased in November of 2004 for $525,000. The buyers put 5% down ($26,250) and took out two loans totaling $498,500. In March of 2005, they refinanced into a 1% adjustable. At that point, they still had their downpayment in the property. In October of 2005 they refinanced again with a $500,000 first and an $85,000 HELOC. It appears as if this HELOC money was used as the downpayment to acquire property #3 today as it was purchased 10 days after the refinance, and the downpayment was $65,000. The cash-out refinancing means that between this property and property #3, our tycoons have a total of $6,250 in equity invested between them. Aren’t Ponzi Schemes great?

If the sellers manage to get their current asking price, Countrywide stands to lose $110,300.

In April of 2005, just after their first refinance of property #1, our tycoons purchased property #2:

13 Deodar Front 13 Deodar Inside

Asking Price: $390,000IrvineRenter

Income Requirement: $97,500

Downpayment Needed: $78,000

Monthly Equity Burn: $3,250

Purchase Price: $485,000

Purchase Date: 5/11/2005

Address: 13 Deodar, Irvine, CA 92604Short Sale

Beds: 3
Baths: 2
Sq. Ft.: 1,172
$/Sq. Ft.: $333
Lot Size: 3,035 Sq. Ft.
Type: Single Family Residence
Style: Cottage
Year Built: 1976
Stories: One Level
Area: El Camino Real
County: Orange
MLS#: S518487
Status: Active
On Redfin: 68 days

Turkey BEAUTIFUL HOME IN TURNKEY CONDITION!! 2 CAR ATTACHED GARAGE. BIG ENCLOSED PATIO, STEPS TO IRVINE BIKE TRAILS, END UNIT, MOTIVATED SELLER!!! CLOSE TO UNIVERSITY!

MOTIVATED SELLER!!! LOL! Why would this seller care? Their 5% down is long gone…

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WTF Market ChaserThis property was first mentioned in the post Deodar of Destruction that came out on June 12, 2007. At the time, they were asking $565,000 for this property. A 30% drop in asking price is some first-class market chasing. If they manage to find a buyer at this price and pay a 6% commission, the total loss will be $118,400. The sellers will lose $48,500 plus their carrying costs, and Countrywide will lose $69,900, assuming the sellers are current on their payments. All three of today’s properties are soon to be owned by Countrywide. As if Countrywide didn’t own enough homes in California already…

4932 Seaford Front 4932 Seaford Kitchen

Asking Price: $539,000IrvineRenter

Income Requirement: $134,750

Downpayment Needed: $107,000

Monthly Equity Burn: $4,491

Purchase Price: $650,000

Purchase Date: 10/28/2005

Address: 4932 Seaford, Irvine, CA 92604Short Sale

Beds: 4
Baths: 2
Sq. Ft.: 1,480
$/Sq. Ft.: $364
Lot Size: 5,000 Sq. Ft.
Type: Single Family Residence
Style: Ranch
Year Built: 1971
Stories: One Level
Area: El Camino Real
County: Orange
MLS#: S519408
Status: Active
On Redfin: 61 days

Rollback

4 bedroom, 2 bath, plus bonus room den. Currently 5 renters, great rental income $2,700-$3,300. New kitchen is currently being installed. Great neighborhood and location. Lender approved Short Sale!!

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4932 Seaford Back YardFive renters! I guess that is one of the reasons you want an HOA so you can police this kind of thing (I don’t believe this neighborhood of El Camino Real has one). Do you think they get 5 cars in the driveway? I am guessing the circular grass dead spot in the back is remnant of a keg party, but I could be wrong. BTW, do you think these guys are current on all their payments to Countrywide, or are they skimming these people’s rent?

As I mentioned above, the downpayment for this property appears to have been financed with equity extraction from property #1. Plus the first mortgage is a 1.5% negative amortization loan. If it was a 2/28, it exploded in November of last year. If they manage to get their selling price on this property and pay a 6% commission, the total loss on the property will be $143,340. Since I accounted for the loss of the $65,000 downpayment on property #1, Countrywide will only lose $78,340 on this one.

Countrywide must have really liked doing business with these gentlemen. On property #1, they lost $110,300, on property #2 they lost $69,900, and on property #3, they lost $78,340 for a total loss of $258,540. Our tycoons did lose some of their own money. They lost $6,250 between properties 1 and 3, and they lost $48,500 on property number 2. Their total loss was $54,750.

Another day, another quarter-million dollar loss in Irvine.

I hope you have enjoyed this week at the Irvine Housing Blog. I wanted to return to our roots and profile properties without all the intense analysis. More analysis posts are coming, for those of you that look forward to them, but it was nice to take a break and just enjoy the schadenfreude for a while. Come back next week as we continue chronicling ‘the seventh circle of real estate hell.’ Have a great weekend.

🙂

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(One) day when I was chillin’ in Kentucky Fried Chicken

Just mindin’ my business, eatin’ food and finger lickin’

This dude walked in lookin’ strange and kind of funny

Went up to the front with a menu and his money

He didn’t walk straight, kind of side to side

He asked this old lady, “Yo, yo, um…is this Kentucky Fried?”

The lady said “Yeah”, smiled and he smiled back

He gave a quarter and his order, small fries, Big Mac!

You be illin’

You be illin’

You be illin’

You Be Illin’ — Run-D.M.C.

Big Time

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When you run with the big dogs, you have to lift your leg high. Today’s property is a big house for throwing big parties attended by people with big names. This is a property for those who live a big life and spend money big time. When you live here, you don’t have to keep up with the Jones’s, you have to pass them — they have to keep up with you. It is a big church where you pray to the big God of financial consumerism. If you aren’t a big player, a person of distinction and importance, you can’t live here. This is the big time…

6 Plumeria Kitchen

Asking Price: $1,650,000IrvineRenter

Income Requirement: $412,500

Downpayment Needed: $330,000

Monthly Equity Burn: $13,750

Purchase Price: $733,000

Purchase Date: 12/30/1998

Address: 6 Plumeria, Irvine, CA 92620Short Sale

Beds: 5
Baths: 5
Sq. Ft.: 4,400
$/Sq. Ft.: $375
Lot Size: 8,500 Sq. Ft.
Type: Single Family Residence
Style: Mediterranean
Year Built: 1999
Stories: Two Levels
View(s): Hills
Area: Northwood
County: Orange
MLS#: S514221
Status: Active
On Redfin: 115 days

Unsold in 90+ days

Rollback

LAST CHANCE FORECLOSURE OPPORTUNITY!!! Executive Estate with all the upgrades and amenities. Prestigious Gated community, end of cul-de-sac, no neighbors behind. Wonderful location within walking distance to award winning schools. Abundant amemities within community. Some of the best schools in California.

LAST CHANCE FORECLOSURE OPPORTUNITY!!! How can this be? Do you think some HELOC abuse is involved?

Abundant amemities? Say that 3 times real fast…

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So how did it come to this? Why is this a potential short-sale preforeclosure opportunity? It started out normally. In 1998, the property was purchased for $733,000 with 20% down. There was no activity until 2005 when the owner took out a HELOC for $147,191. A couple of months later, the house was refinanced with a 1% Option ARM for $1,190,000. This was followed by two more HELOCs for $250,000 each. There are two scenarios by which this could be a short-sale / preforeclosure: 1. The two HELOCs are maxed out, and the total property debt would be $1,690,000 which leaves this seller underwater, or 2. The Option ARM exploded, and the payments are far greater than the seller’s income. The seller has a different mailing address than the property listed, so it is possible they moved to a different home and could not sell this one and just stopped making payments. No matter how they got there, this house has a stated asking price more than $900,000 greater than its purchase price, and it is a foreclosure opportunity. Only in Irvine…

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I have an interesting fact I would like to share with you today that may help put the economic stimulus the housing bubble provided in perspective. From 2001 to 2006, the median income of Irvine households averaged $78,934, and the increase in the median home price during the same period averaged $77,637. Every single homeowner in Irvine had another breadwinner in the household — the house itself — which was earning the median income. Also, since withdrawing one’s equity was untaxed at the time, anyone withdrawing this equity — which there were obviously many doing this — was experiencing a doubling of their household spending power during this time. Is it any wonder people were living large and felt they were “big time?”

Big TimeIm on my way, Im making it

Ive giot to make it show, yeah

So much larger than life

Im going to watch it growing

The place where I come from is a small town

They think so small

They use small words

-but not me

Im smarter than that

I worked it out

Ive been stretching my mouth

To let those big words come right out

Ive had enough, Im getting out

To the city, the big big city

Ill be a big noise with all the big boys

Theres so much stuff I will own

And I will pray to a big god

As I kneel in the big church

Big time

Im on my way-Im making it

Big time big time

Ive got to make it show yeah

Big time big time

So much larger than life

Big time

Im going to watch it growing

Big time

My parties all have big names

And I greet them with the widest smile

Tell them how my life is one big adventure^

And always theyre amazed

When I show them round my house, to my bed

I had it made like a mountain range

With a snow-white pillow for my big fat head

And my heaven will be a big heaven

And I will walk through the front door

Big Time — Peter Gabriel

Mistake

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It’s a mistake. What else can you say about the Great Housing Bubble. It is a monumental mistake: testament to the greed and folly of man. A mistake of assuredness. An instance when man’s arrogance is only surpassed by his ignorance. Unfortunately, mistakes have consequences, and we will all pay for the mistakes of the bubble through higher interest rates, higher tax rates (to pay for a bailout), higher inflation rates, higher unemployment rates, higher bankruptcy rates, higher divorce rates, and higher depression rates.

14 Cordoba Inside

Asking Price: $700,000IrvineRenter

Income Requirement: $175,000

Downpayment Needed: $140,000

Monthly Equity Burn: $5,833

Purchase Price: $830,000

Purchase Date: 8/25/2006

Address: 14 Cordoba, Irvine, CA 92614

Short Sale

Beds: 3
Baths: 3
Sq. Ft.: 1,799
$/Sq. Ft.: $389
Lot Size:
Type: Single Family Residence
Style: Other
Year Built: 1987
Stories: Two Levels
Area: Westpark
County: Orange
MLS#: S517631
Status: Active
On Redfin: 72 days

Exceptional property in WEST PARK. A MUST SEE.

Another realtor who doesn’t seem to give a crap…

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Another day, another 100% financing deal gone bad, another flipper with bad credit and another big loss for a lender. If this closes at its asking price, the lender stands to lose $172,000 after a 6% commission. Our flipper will lose his entire downpayment: nothing…

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Do you ever stop to pause and reflect on the madness of the bubble? If I would not have witnessed it firsthand, I would not have believed lenders and investors would have ever risked their money so foolishly. They gave speculators money to gamble in the housing market. They assumed all the risk for the chance to make a little interest and generate some fees.

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Men at WorkJump down the shelters to get away

The boys are cockin’ up their guns

Tell us general, is it party time?

If it is can we all come

Don’t think that we don’t know

Don’t think that we’re not trying

Don’t think we move too slow

It’s no use after crying

Saying

It’s a mistake, it’s a mistake

It’s a mistake, it’s a mistake

It’s a Mistake — Men at Work

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Inventory Panic

.Video from our friends at the South OC Tracker.

There has been a lot of talk about the declining inventories. Inventory has been declining, and sales have been increasing, but prices have also been dropping because many of the sales are REOs going at “fire sale” prices. Increasing volume and decreasing prices is not the sign of a market recovery, it is a sign of market panic. Some lenders holding these REOs are trying to clear their books while there are still buyers to be found willing to pay our still-inflated prices. However, many lenders are not, and there is much more REO inventory out there than is widely known.

The Irvine Housing Blog now has a subscription to ForeclosureRadar.com. Their service is a good place to get a “heads up” and buy a foreclosure before it hits the market. I use it to find properties along with Redfin. I want to share with you an observation I have made while looking for properties to profile: many of the REOs are not listed yet. While looking for a house to profile for today’s post, the first four properties I found on foreclosureradar were not listed on Redfin. These included 105 Mission, 9 Timberline, 14952 Greenbrea, and 11 Bull Run. There are more. What are the lenders doing with these? In all likelihood, they are simply overwhelmed with the number of homes they own, and nobody is actively managing them or trying to secure their disposal. Someday, they will. So how many distressed properties are there in Irvine?

Red is bank owned, blue is scheduled for auction, and green is in some stage of preforeclosure. If you want to find out more, go to ForeclosureRadar.com.

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3732 Claremont

Asking Price: $650,900IrvineRenter

Income Requirement: $162,725

Downpayment Needed: $130,180

Monthly Equity Burn: $5,424

Purchase Price: $870,000

Purchase Date: 12/20/2006

Address: 3732 Claremont St., Irvine, CA 92614

Rollback

Beds: 5
Baths: 3
Sq. Ft.: 2,417
$/Sq. Ft.: $269
Lot Size: 5,473 Sq. Ft.
Type: Single Family Residence
Style: Other
Year Built: 1970
Stories: Two Levels
Area: Westpark
County: Orange
MLS#: U8000923
Status: Active
On Redfin: 29 days

REO

THIS IS THE SOUGHT AFTER CITY OF IRVINE! THE HOME FEATURES ROOM FOR ALL THE FAMILY, FIVE BEDROOMS AND TWO AND ONE HALF BATHROOMS ON ONE OF THE LARGER LOTS IN THE AREA. YOU WILL ENJOY ALL THE BEST THINGS THA LIVING IN IRVINE PROVIDES; SCHOOLS, PARKS, SHOPPING AND ENTERTAINMENT. COME HOME TO IRVINE AND START LIVING THE ‘O. C’ LIFESTYLE TODAY.

THIS IS THE SOUGHT AFTER CITY OF IRVINE! Do you get the impression this was written by someone from out of state?

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This property has a strange history. The buyer put down $175,000 of his own money when he paid $870,000 taking out a $695,000 loan. He then defaulted starting with the third payment, and the lender foreclosed on the property for $734,453 which is the total of the loan plus outstanding payments. The property records show a trustee sale amount of $593,550. I suspect there was an 80/20 involved and the lower amount represents the surviving first mortgage, but it is not clear. The buyer is out his $175,000, and the lender is not going to recoup their money either. The total loss on this property after a 6% commission, assuming they get their asking price, would be $259,000.

We generally profile 4 or 5 properties a week, and lately the average loss has been $200,000 to $250,000. We are documenting $1,000,000 a week in lender losses. It it any wonder the banks are in trouble?

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The SmithsPanic on the streets of London

Panic on the streets of Birmingham

I wonder to myself

Could life ever be sane again ?

The Leeds side-streets that you slip down

I wonder to myself

Hopes may rise on the Grasmere

But Honey Pie, you’re not safe here

So you run down

To the safety of the town

But there’s Panic on the streets of Carlisle

Dublin, Dundee, Humberside

I wonder to myself

Burn down the disco

Hang the blessed DJ

Because the music that they constantly play

IT SAYS NOTHING TO ME ABOUT MY LIFE

Hang the blessed DJ

Because the music they constantly play

Panic — The Smiths

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