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June 7, 2006
Are home-builders now a buy?, Wed., June 7, 2006, 9:58 AM
As you know, I look at companies from many perspectives " fundamental, quantitative and macro-economic " and I look at their share prices from a technical perspective.
At the end of the day, I'm looking for (i) companies that fit within my Comfort Zone, which happen to be those listed in the Cara Global Best 100 Companies, and my Accumulation or Distribution Zone, which happens to be a simple analysis of Relative Strength.
You see, when it comes to share prices, I believe in the concept called Reversion to the Mean (also called Regression to the Mean). Share prices have motion, like gravity, but that motion depends on time and space that is altered by factors that are greater than merely the physical. When I comes to share prices, we are also dealing with the mental and emotional.
Isn't this fun?
Today, I want to expand a little on my use of Relative Strength Index as a technical indicator. We can apply it to the study of the U.S. home-builder industry.
Before I go further, you should know that of all the companies in all the industries in all the world, I have selected two U.S. home-builders: Hovnanian Enterprises (NYSE: HOV) and TOLL Brothers (NYSE: TOL) as Cara 100 components.
GICS 25 Hovnanian Enterprises (HOV) (HOV) Financial Data
GICS 25 Toll Brothers, Inc. (TOL) (TOL) Financial Data
Note that I did not put these stocks into the Financial sector (GICS 40), but the Consumer Discretionary sector (GICS 25) instead. That's because people buy houses when they are flush, not when they have to or when banks are strong, etc.
Next, I happen to like hands-on management by owner-operators if I can find such enterprises. These people don't quit their jobs because a head-hunter waves an impressive number from a competitive company. They build their own enterprise for a lifetime, and public shareholders get to go along for the ride.
Better still, we get to go along for the ride as long as we think it serves our interest, which is our personal investment portfolios. We hold the unfair advantage because the Hovnanians and Tolls do not have that opportunity. When they choose to sell and buy, they must file a lot of information forms with regulators, which we get to see, and we do not have to file.
So we get to see their cards, and they don't see ours. It's kind of the banker game in reverse.
So there are times when the RSI technical indicator is telling me there is a Distribution Zone, which was last July. This June, these stocks have dropped down -- on average about -50 pct " into the Cara Accumulation Zone.
Is it time to buy? That depends on your time horizon, so there are different answers. If you are a day trader, I say you buy for a one or two week trade on days of extreme weakness. But you wait t see the Hourly RSI turn positive for the Hoime-Builders across the board.
A positive RSI reading for short-term traders is when on the Hourly data charts the RSI 7 (7 period) moves higher and intersects i.e., crosses upward through, the RSI 14 line.
When that happens to several of the same industry stocks, you can figure on a winning trade. You can figure so, but never count on it. RSI is an indicator. Sometimes indicators indicate wrong.
But mostly the RSI and the MACD are indicators that once you catch onto the nuances are fairly accurate, particularly when used in analysis of the data across the industry and across the time spectrum.
As to the later, you would like to see commonality of a turn upward in RSI across the Hourly, Daily, Weekly and Monthly data simultaneously. That is the time I call, in my so-called "headline" articles, for the moonshot, and you get to read about the results some time soon.
But if the RSI on the Hourly is turning north and the RSI on the Monthly and Weekly is in the fast elevator going down, then prudence is warranted. You can't swim against the stream and expect to make much progress.
So as RSI applies to the U.S. Home-Builders, the Monthly, Weekly and Daily data seems to be quite extended on the downside. The conditions are right for a rally in this industry group.
Besides the fundamental data is strong, and the quant data is strong too. Look at the PE's of 4 and 5 for the Cara 100 home-builders. Look at the balance sheets. Look at management's past performance results in terms of Returns on Equity and so forth.
Why traders are holding back, of course, is related to the credit crunch, signs of economic softness, lack of pricing power as inventories of new and used hoes builds, and so forth.
These are legit concerns. But last July, when the RSI's were all in the 80's and 90's, things were wonderful then, and what happens after "wonderful" is almost always disappointment. That's the way markets work.
But what happens in the business and market cycles after things look dismal is that they almost always look better. And that's the time to start accumulating.
In terms of the house-builders product, people will always want it. So if you stick to shares of companies that are strong and will be sticking around for the good times, you buy them when things look dismal. And that's because you are always looking ahead.
So, as for me, I'm looking ahead to a severe equity market shake-out. If so, one of the drivers will likely be rising interest rates or at the least liquidity issues. These are factors that will likely drive the share prices of the home-builders lower " to a point they become even more over-sold.
There will be a time soon " because we are in the Accumulation one " when buying does make sense. Wait for it. The RSI numbers will show it. There is no need to out-think the market. Let the market come to you.
Because of this over-sold situation I expect to see this group of stocks to be among the leaders of the next bull market.
Home-Builder RSI analysis:

Home-Builder Monthly data charts:

Posted by Posted by Bill Cara on June 7, 2006 09:58:16 AM | Category: 25 Cons Discretionary
Discourse
"Why traders are holding back, of course, is related to the credit crunch, signs of economic softness, lack of pricing power as inventories of new and used hoes builds, and so forth."
Those forces are just gaining momentum. And you can add to that list decreasing profits, increasing margins and increasing debt in the HBs themselves.
I respect what you have to say enormously, Bill, and these stocks are definitely oversold by every technical measure. I just wonder if they won't remain in a strong downtrend for quite some time. They are cyclical and are a long way from the bottom of their cycle (which itself has been long deferred -- Bob Toll himself joked last year that the housing cycle was 7 years past due for a downturn).
In bad times, HB stocks have traded at 1/2 their book value. Right now, most are still trading above book.
Anyway, that's just my 2 cents.
Posted by: number2son
at
June 7, 2006 1:44 PM [link]
Todd and number2son have valid points. But I believe that some of the HB stocks have outstanding land banks, which are booked at cost that is far less than market value. Moreover, they have a business model that works such that they are not forced to build product at a loss when market demand falls; they simply build and sell fewer homes, and when demand picks up they automatically have pricing power that manufacturers of commodities like automobiles, pc's, tv's and widgets do not.
In a bull market, I expect the stocks of these two companies (Hovnanian and Toll) to rise. They are over-sold today because of irrational fears of a hard landing caused by a credit bubble pop leading to possible deflation. I write about the possibility of these things, but really, if my Dow = 8800 forecast hits the mark, does anybody think we are going to be mired in this century's great depression?
As to possible inflation, do I think the USD is going to zero and gold going to the moon? Have I ever written of that? To the contrary, I have written that interest rates will go modestly higher because the inflation growth cycle we are in shows no signs of getting out of control like it did in the late 70's and 1980.
And during the next bull market, if I hold two pct (2 out of 100 stocks) in the HB industry, I think I will be a satisfied trader. But if, as and when I feel that I can no longer earn a total annualized return from these stocks, out the door they go.
Posted by: Bill Cara
at
June 7, 2006 2:24 PM [link]
good post - everyone is panicked on homebuilders but they are much different companies than the last cycle. They carry much lower invesntory risk these days.
If they fall 10-20 percent more I am looking to add MTH. Southwest specialty. Steve is a smart, operatoer and tough cookie. very efficient process to building and leveraging and would not bet against him when this turns and it will.
The dollar stays cheap and the Asians and Europenas will be your neighbors before the end is here.
Recent action in my local (previously HOT)housing market (SW FL)of note: the price of a house I have a keen interest in purchasing just dropped another $20K yesterday. Original listing price was $339K six months ago and it's now down to $249K.
We're getting closer to what I would call, "fair value" for the housing market where I live.
There are still many holdouts who refuse to acknowledge the impact of rising rates on home prices, but another rate hike, should it occur sooner or later, will most certainly be the medicine that is required to bring some sanity back to the RE market.
It's getting interesting ...
Posted by: Todd
at
June 8, 2006 10:22 AM [link]

Bill Cara said:
"Because of this over-sold situation I expect to see this group of stocks to be among the leaders of the next bull market."
Bill, just as a point of clarification, are you saying that the reason you think the home building group will be among the leaders of the next bull market is due to their being so oversold (based purely on continued excessive downside price action) or because there will be a fundamental reason (uptick in home starts, lower rates, etc.) on the horizon ?
A follow on question: I've read you mention the probability of further erosion in U.S. equity prices that is forthcoming, and the ensuing bull market that will emerge.
You obviously have a scenario in your mind as to how this all plays out.
What kind of time frame are you projecting for the duration of the bear market; or what series of events will you be looking for as to signal the end of the bear market ?
Thank you.
Posted by: Todd
at
June 7, 2006 10:14 AM [link]