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Strategies & Market Trends : The Residential Real Estate Crash Index -- Ignore unavailable to you. Want to Upgrade?


To: John Vosilla who wrote (304181)2/12/2011 7:59:11 AM
From: MicawberRead Replies (2) | Respond to of 306849
 
with tons of equity going into the deal

John, I want to make sure I understand what you mean by this phrase. Does it mean that you are buying with virtually all cash and very little debt? Or does it mean that you are buying so far below current market, that the difference between your purchase price and the current market value is considered equity? Or both?

Thanks.



To: John Vosilla who wrote (304181)2/13/2011 5:25:21 PM
From: tejekRead Replies (1) | Respond to of 306849
 
Always said the problem with Detroit was upper mgmt.......

Detroit Goes From Gloom to Economic Bright Spot

Bill Vlasic
New York Times

After a dismal period of huge losses and deep cuts that culminated in the Obama administration’s bailout of General Motors and Chrysler, the gloom over the American auto industry is starting to lift.

Jobs are growing. Factory workers are anticipating their first healthy profit-sharing checks in years. Sales are rebounding, with the Commerce Department reporting Friday that automobiles were a bright spot in July’s mostly disappointing retail sales.

The nascent comeback is far from a finished product. Foreign competitors are leaner and stronger, accounting for more than half of all car sales in this country. The sputtering economic rebound is spooking investors and consumers alike, threatening to derail some of Detroit’s gains. And talks next year on a new contract with the United Automobile Workers could revive old hostilities.

Still, the improving mood here reflects real changes in how Detroit is doing business — and a growing sense that the changes are turning the Big Three around, according to industry executives and analysts tracking the recovery.

Ford made more money in the first six months of this year than in the previous five years combined. G.M. is profitable and preparing for one of the biggest public stock offerings in American history. Even Chrysler, the automaker thought least likely to survive the recession, is hiring new workers.

Many of the excesses of the past — overproduction, bloated vehicle lineups, expensive rebates — are gone. All three carmakers have shed workers, plants and brands. And a new breed of top management — the three chief executives are outsiders to Detroit, as is the newly named G.M. chief executive — says it is determined to keep the Big Three lean, agile and focused on building better cars that earn a profit.

“What we’ve come out of this with,” said Sergio Marchionne, who runs both Chrysler and its Italian owner Fiat, “are much more rational, more grounded players making moves for the long term.”

The proof is emerging in dealer showrooms, where customers are buying more of Detroit’s cars and paying higher prices. In July, G.M., Ford and Chrysler sold their vehicles at an average price of $30,400 — $1,350 more than a year ago and higher than an overall industry gain of $1,100, according to the auto research Web site Edmunds.com.

With fewer factories churning out products, inventories are smaller and sales incentives like rebates and low-interest financing are gradually declining. “They were nibbling at these issues before, a little bit here and a little bit there,” said Jeremy Anwyl, Edmund’s chief executive. “It’s just different now that they are in fighting shape.”

Detroit has vowed to change before, slimming down when sales slumped or pouring resources into vehicle quality to catch up to foreign competitors. Those efforts stalled or failed. But many auto analysts say the current makeover has a more permanent feel, largely because of the presence of the outsiders at the top and the lessons learned from the near-death experience of last year’s bankruptcies at G.M. and Chrysler.

Ford’s chief executive, Alan R. Mulally, broke the mold four years ago when he came from Boeing and set out to streamline Ford’s bureaucracy and integrate its worldwide operations. At G.M., Edward E. Whitacre Jr., a former AT&T chief, has replaced dozens of top officials with outsiders and younger executives, and driven the company to make decisions faster. Those efforts are likely to be accelerated under Daniel F. Akerson, who was named on Thursday to succeed Mr. Whitacre as chief executive in September.

And at Chrysler, Mr. Marchionne, an Italian raised in Canada who is both a lawyer and an accountant, is systematically upgrading the carmaker’s aged product lineup and revamping its plants in Fiat’s image.

“Fundamentally this thing has been reshaped, resized and rethought,” Mr. Marchionne said of Detroit. The biggest difference, he said, is that the Big Three have finally broken the habit of reflexively raising incentives to increase sales volumes.

“We’re not trying to kill each other for this month’s market share,” he said. “Those days are over. We’re not offering $7,000 checks to try to sell a car.”

Wave after wave of plant closings and worker buyouts in recent years has brought Detroit’s production more in line with the demand for its vehicles. Since 2000, the number of Big Three assembly plants in North America has dropped to 40, from 66, according to the consulting firm Oliver Wyman. In turn, overall capacity has shrunk to about eight million vehicles a year, from 13.7 million.

That still may be too much. After several years of sales topping 16 million vehicles, the industry nosedived to 10.4 million last year — the lowest since 1982. At current levels, sales are projected to edge up to about 12 million this year, with Detroit’s share running at 46 percent.

“They carved out a lot of capacity, but I’m not sure it was enough,” said Peter Morici, an economist at the University of Maryland. “There’s still an excess.”

Even under the most hopeful assumptions, a resuscitated United States auto industry in the end would account for less than 3.5 percent of the country’s economic output, economists estimate, compared to 4.6 percent in the late 1970s. But the Obama administration, which argues that the comeback is long-term and sustainable, contends that the Big Three have downsized enough to be profitable with fewer sales.

“They were just barely making money or breaking even in a market of 16 to 17 million a year,” said Brian Deese, a member of President Obama’s auto task force. “The companies are positioned now to move forward in an environment of 11 to 12 million in sales.”

Some Republicans and other critics of the administration are less bullish, and suggest it is too early to know if the restructuring will stick or how much credit the federal assistance is due. That debate will likely play out in the November midterm elections, but in the meantime some of the raw numbers are falling Detroit’s way.

The bankruptcies at G.M. and Chrysler slashed debt, jobs and labor costs, and revised union contracts have brought manufacturing expenses more in line with factories in this country operated by Toyota and other foreign automakers.

The average production worker at G.M. earns $57 an hour in wages and benefits, compared to $51 at Toyota, according to a study by the Center for Automotive Research in Ann Arbor, Mich.

Those costs should continue to fall as the companies hire new workers at lower pay grades agreed to by the U.A.W.

“What’s come out of this crisis is a realization that the interests of both sides are aligned,” Harley Shaiken, a labor professor at the University of California, Berkeley, said of workers and management.

That alignment could be tested next year when the Detroit companies negotiate a new contract with the U.A.W. The union’s president, Bob King, has vowed to get back some of the concessions made in the bankruptcies.

For now, though, the industry is adding jobs for the first time in a decade. More than 330,000 jobs were lost by the American automakers and their suppliers in 2008, White House officials said, while 55,000 jobs have been added since Chrysler and G.M. emerged from bankruptcy in the summer of 2009.

Chrysler, which cut more than half its work force since 2005, has added 3,100 jobs this year, including white-collar jobs at its headquarters in suburban Detroit. The company is recruiting again on college campuses and bringing in entry-level engineers and managers.

One of the first new hires was James Kim, an electrical engineer who recently graduated from the University of Michigan. Mr. Kim also had job offers from Verizon and other companies.

“I saw an opportunity to get into a company that was rebuilding itself from the ground up,” said Mr. Kim. “It’s almost like going to a start-up business.”

Another new white-collar worker, Davida Redmond, joined Chrysler after taking a buyout from Caterpillar. “I felt like the worst was over in Detroit,” she said. “The storm is behind us.”

But for the recovery to last, some economists say, several things need to happen, including continued improvements in quality, a relentless focus on cutting costs — and some luck on the economy’s overall strength.

“Their recovery is not sustainable yet,” said Mr. Morici, the economist. “They need to reduce their costs more if they’re going to be competitive in the long term with the Japanese, the Koreans and ultimately the Chinese.”

Top management says it is well aware of the rough patches ahead. “We still have important work to do,” said Mr. Akerson, the incoming G.M. boss.

Even so, optimism is building in the offices and plants and engineering labs of the Detroit companies, employees say. And promising new electrified vehicles like the Chevrolet Volt and small cars like the Ford Fiesta are slowly changing consumer perceptions that the Big Three are behind the times.

“It wasn’t long ago that people had just written them off,” said Mr. Shaiken, the labor professor. “But they live to fight another day.”



To: John Vosilla who wrote (304181)2/13/2011 6:44:10 PM
From: tejekRespond to of 306849
 
Plan Unveiled for Battery Plant in Holland

By JEWEL GOPWANI
FREE PRESS BUSINESS WRITER

Korean battery maker LG Chem and its U.S. subsidiary Compact Power today confirmed their plans to build a $303-million plant to make lithium-ion battery cells for electric vehicles, including the Chevrolet Volt.

The plant, which will break ground this summer, is slated to be up and running in 2012. By 2013, LG Chem expects to have hired 400 people for the plant.

“LG Chem’s selection of Holland to house the company's battery cell facility was a balanced decision based on the city's excellent infrastructure and proven, quality workforce," Jae Ham, senior vice president, LG Chem, said in a statement this morning.

The factory will be able to make enough lithium-ion battery cells for between 50,000 and 200,000 vehicle battery packs.

LG Chem's new 650,000 thousand square-foot lithium-ion battery plant is one of four projects under way in Michigan that are using federal grants meant to jumpstart advanced battery production in the U.S.

The vast majority of advanced battery cells are made in Japan, Korea and China.

"When you look at the world market, there are virtually no cells made in the U.S., said Jeff Chamberlain, senior account manager of the technology and commercialization division at Argonne National Laboratory.

To build the plant LG Chem secured a $151.4-million grant from the Department of Energy. An incentive package from the state includes a $100-million advanced battery cell tax credit and a $25.2-million tax credit for job creation over 15 years.

The City of Holland expects LG Chem to use 70 acres in the city, said City Manager Soren Wolff. The city is purchasing an additional 50 acres from adjacent Fillmore Township for more than $800,000 to sell to LG Chem for the project.

“With this announcement Holland becomes the center of lithium-ion manufacturing in North America,” Randy Thelen, president of economic development group Lakeshore Advantage, said in a statement.

Johnson Controls, through its joint venture with French battery company Saft, is retrofitting a lithium-ion battery factory in Holland.

A123 Systems and Dow Kokam also plan to build advanced batteries in Michigan.

acp.cargroup.org



To: John Vosilla who wrote (304181)2/14/2011 3:08:45 PM
From: tejekRead Replies (2) | Respond to of 306849
 
I don't know if you were paying attention but as of last summer and early fall, N. Roubini was predicting that housing prices had further to fall. Well in early December the sucker bought a $5.5 million condo in NYC. Do you think he's a teaper?



To: John Vosilla who wrote (304181)2/14/2011 6:50:25 PM
From: tejekRead Replies (1) | Respond to of 306849
 
Housing Market Looks Sickest in Cities That Once Seemed Immune

By DAVID STREITFELD
Published: February 13, 2011

SEATTLE — Few believed the housing market here would ever collapse. Now they wonder if it will ever stop slumping.

The rolling real estate crash that ravaged Florida and the Southwest is delivering a new wave of distress to communities once thought to be immune — economically diversified cities where the boom was relatively restrained.

In the last year, home prices in Seattle had a bigger decline than in Las Vegas. Minneapolis dropped more than Miami, and Atlanta fared worse than Phoenix.

The bubble markets, where builders, buyers and banks ran wild, began falling first, economists say, so they are close to the end of the cycle and in some cases on their way back up. Nearly everyone else still has another season of pain.

“When I go out and talk to people around town, they say, ‘Wow, I thought we were going to have a 12 percent correction and call it a day,’ ” said Stan Humphries, chief economist for the housing site Zillow, which is based in Seattle. “But this thing just keeps on going.”

Seattle is down about 31 percent from its mid-2007 peak and, according to Zillow’s calculations, still has as much as 10 percent to fall. Mr. Humphries estimates the rest of the country will drop a further 5 and 7 percent as last year’s tax credits for home buyers continue to wear off.

“We went into 2010 feeling gangbusters, thanks to Uncle Sam,” Mr. Humphries said. “We ended it feeling penniless, with home values tanking.”

The fact that even a fairly prosperous area like Seattle was ensnared in the downturn shows just how much of a national phenomenon the crash has been. The slump began when the low-quality loans that drove the latter stage of the boom began to go bad, but the resulting recession greatly enlarged the crisis. Many people could not get a mortgage, and others simply gave up the hunt.

Now, though the overall economy seems to be mending, housing remains stubbornly weak. That presents a vexing problem for the Obama administration, which has introduced several initiatives intended to help homeowners, with mixed success.

CoreLogic, a data firm, said last week that American home prices fell 5.5 percent in 2010, back to the recession low of March 2009. New home sales are scraping along the bottom. Mortgage applications are near a 15-year low, boding ill for the rest of the winter.

It has been a long, painful slide. At the peak, a downturn in real estate in Seattle was nearly unthinkable. In September 2006, after prices started falling in many parts of the country but were still increasing here, The Seattle Times noted that the last time prices in the city dropped on a quarterly basis was during the severe recession of 1982.

Two local economists were quoted all but guaranteeing that Seattle was immune “if history is any indication.” A risk index from PMI Mortgage Insurance gave the odds of Seattle prices dropping at a negligible 11 percent.

These days, the mood here is chastened when not downright fatalistic. If a recovery depends on a belief in better times, that seems a long way off.

Those who must sell close their eyes and hope for the best. Those who hope to buy see lower prices but often have lighter wallets, removing any sense of urgency.

Arne Klubberud and Melissa Lee-Klubberud paid $358,000 for a new, 960-square-foot townhouse on trendy Capitol Hill a few weeks after that Seattle Times article was published. Now, with one child and with hopes for more, they need more space. They just put the townhouse on the market for $300,000.

“Obviously, this is not the ideal situation,” said Ms. Lee-Klubberud, a 32-year-old lawyer. They are hoping to take advantage of the sour market to buy at a good price, but first, they must sell for an amount that is acceptable. “Everyone has their limits,” she said. “We have ours.”

On a dark, dank Sunday, a handful of people came to look at the three-level unit. One of them was Katherine Davis, who had just sold her house in the far eastern suburbs. It took 14 months, during which she had to drop the price several times. The equity she had accumulated over the decades disappeared quickly.

1 2 Next Page »

nytimes.com



To: John Vosilla who wrote (304181)2/15/2011 6:57:30 PM
From: tejekRead Replies (1) | Respond to of 306849
 
D.C., Long 'Chocolate City,' Becoming More Vanilla

by Alex Kellogg
February 15, 2011

For decades Washington, D.C., was known affectionately as "Chocolate City" to many black Americans, because it was predominantly African-American.

Most big U.S. cities are getting browner as more blacks, Hispanics and Asians move in. Washington, by contrast, fell to just 53 percent black in 2009, down from a peak of 71 percent in 1970. That's partly because D.C. has quickly become one of the most expensive cities in America, and one of the only cities in the U.S. where property values continue to rise despite the economic downturn.

The change is a long time coming, but new Census data expected in the coming weeks will likely show a further drop in the District's black population, despite its multigenerational roots here. In fact, demographers predict that if current trends continue, the city could lose its majority-black status in the next few years.

Robert Adams, 41, is a good example of why.

In 2006, Adams moved out of his mother's home, which was just blocks from the Anacostia Historic District, a traditionally poor and working class neighborhood east of the Anacostia River in Washington, D.C. He left for a more affordable suburb in Maryland.

It was the type of move that would have been unimaginable only a decade ago.

Adams still feels a tinge of regret. During the 1990s, he was an elected official in Washington who fought to bring more retailers and a Metro stop to his neighborhood.

The father of two young daughters is a delivery truck driver who makes less than $50,000 a year. So, he says, he ultimately couldn't afford to take advantage of some of those improvements he helped bring into being.

That's, I guess, where a little bit of my bitterness comes from. Because I was on the front lines working to try to make the neighborhood better," he says. "Not to say I couldn't afford it, but I couldn't get what I could get in Maryland for the [same] money."

Riding The Demographic Waves

Adams' grandparents moved to the District from small-town Virginia in the 1940s, part of a wave of blacks who left the South in search of opportunity in the early 20th century. He was born just after the largest white exodus from Washington in history. That wave of departures came after the riots that followed the assassination of Martin Luther King Jr. in April 1968.

But in recent years, even areas like Anacostia — a community that was virtually all-black and more often than not poor — have seen dramatic increases in property values. The median sales price of a home east of the river — for years a no-go zone for whites and many blacks — was just under $300,000 in 2009, two to three times what it was in the mid-'90s. That still makes it the least expensive part of town, but noteworthy for dramatic change despite still being regarded as unsafe by many west of the Anacostia River.

Adams says that before moving, he looked at a two-bedroom house around the corner from his mother's home priced at $285,000. But it had no refrigerator or washing machine, so in 2006, he settled on a five-bedroom home for slightly more in District Heights, Md., a working-class suburb in Prince George's County.

He rarely goes back to his old neighborhood, but each time he does he sees something new — on a recent ride down Martin Luther King Jr. Avenue, a main thoroughfare in Southeast D.C., he was shocked to see a six-story Salvation Army building with a modern design made of brick and gleaming glass.

"I didn't even know that building was there," he admits.

New developments dot a landscape once dominated by boarded-up homes and Section 8 housing. White residents have started to trickle in as well.

New To The Neighborhood

David Garber, 27, owns one home in Anacostia and is about to buy two more that are now boarded up. Garber, who is white, says people were happy when he moved to the neighborhood several years ago, because he rehabbed a home that was a haven for drug dealers and addicts.

He left the neighborhood after a 2009 incident where 15 friends were robbed at gunpoint at a Christmas party at his home. He insists that wasn't the primary reason he moved, and he refuses to say the area is less safe than other parts of town — even though its violent crime rate is the highest in the city. He also insists the neighborhood is still affordable to anyone and everyone who wants to live there.

"Right now prices are really low in Anacostia," he says.

Adams' reply: Low according to whom?

Many newcomers like Garber who move east of the river don't want to see people like Adams forced out. They see themselves as trailblazers fighting to preserve the integrity of historic Anacostia and its surrounds.

Stan Voudrie is one of those newcomers — a white developer who has been snatching up property in historic Anacostia, an area designated for preservation, including six square blocks he bought with business partners.

Standing in front of the just-opened Uniontown Bar & Grill – the first such bar this part of town has seen in as long as anyone can remember — he bristles at even the mention of "gentrification." It's a buzzword people around here don't take kindly to, he says.

"I see 'Gentrification Kills' spray painted on the sides of buildings and … you know, malaria kills and diseases kill," he says. " 'Gentrification Kills' … means it has a negative connotation."

Voudrie does admit that whatever you call it, everything east of the Anacostia River is changing not just racially but socioeconomically.

'I Told You They Was Coming Back'

Adams, who drives his delivery truck to various grocery stores overnight five times a week, says these changes are even more obvious to longtime residents. His mother Hattie, 63, and grandmother Lucy Stith, 90, still live on his old block and joke about how whites are finally coming back, 40 years after largely deserting the area.

"Before I moved out I can tell you when the first family — the first white family — moved back. "It was like a buzz, like 'I told you they was coming back.' "

Adams says he likes diversity, and wants to see it, "but at what expense?"

If it means people like him can't afford to stay in their old neighborhood, that bothers him, he says. In Prince Georges County, where he lives now, the black population has grown 11 percent in the last decade.

Even some newcomers to historic Anacostia wonder what the District will look like in 5 or 10 years. Home values are already well over half a million dollars in most other parts of the nation's capital.

Charles Wilson, a black lawyer who works for an accounting and consulting firm, went to high school in the Maryland suburbs but bought a home in D.C. in August 2006, just before prices peaked. He's now an elected official active in a number of neighborhood associations.

"Yeah I'm concerned, long term I'm wondering where will my place be within the city," Wilson says. "I'm wondering what the D.C. of tomorrow will look like, and whether I'll still have a seat at the table."

npr.org