by winston » Sat Jan 29, 2011 4:34 pm
Residential vs. Non-Residential Investment
Fixed investment can be broken down into residential Investment (mostly homebuilding) and non-residential (or business) investment.
Residential investment has been the major thorn in the side of the economy for a long time now. That changed a bit in the fourth quarter, and we appear to be slowly forming a bottom in residential investment, it being up in two of the last three quarters.
In the fourth quarter, residential investment added just 0.08 points to growth, but that is a big swing from the 0.75 point drag in the third quarter. In the second quarter, fueled by the first time buyer tax credit, residential investment added 0.55 points to growth, but that was a big exception to the recent trend.
Residential investment is now just 2.27% of the overall economy, down from well over 6% of the economy at the peak of the housing bubble. Residential investment has been a drag on GDP growth in 14 of the last 17 quarters.
We still have a massive overhang of existing homes for sale (including those in foreclosure, and those which are likely to be foreclosed on). Most estimates of the amount of excess housing available today put it at about 2 million housing units.
With that much excess supply, building more houses is at one level simply a massive misallocation of resources. On the other hand, residential investment has always been historically one of the most important locomotives pulling the economy out of recessions. That locomotive is derailed this time around.
Residential investment is extremely volatile, and as such tends to “punch far above its weight†when it comes to the overall growth rate of the economy. The lack of residential investment is one of the key reasons that the recovery so far has been so anemic. Eventually population growth and new household formation will absorb the inventory overhang, and residential investment will pick up. That however, it not going to happen right away.
Still, starting from such a low level, it seems likely that residential investment is likely to be a positive contributor to growth in 2011. Not a very big one; that is more likely a 2012 story, but simply by not being a major drag on the economy will be a major turn for the better. That bump is almost entirely a function of just how small residential investment has become as a share of the overall economy.
The overall bottoming process in residential investment is not over, and it will be a long time before it returns to its historical norm of about 4.4% of the overall economy. However, as it does, it will set off some very strong economic growth.
Non-residential, or business, investment can also be broken into two major parts: investment in structures, such as new office buildings and strip malls, and investment in equipment and software.
Investment in structures added 0.02 points from growth in the fourth quarter, so it was sort of a non-factor, just as it was in the fourth quarter, when it subtracted 0.09 points and in the second quarter when it added 0.01 points.
Vacancy rates are still extremely high in almost all areas of the country, and in almost all major types of non-residential real estate. We simply don’t need to be putting up a lot of new commercial buildings right now.
On the other hand, as the economy improves, we are starting to see some signs of those vacancies being absorbed, and prices for commercial real estate seem to be starting to firm up.
On balance, investment in non-residential structures is likely to be close to a non-factor again in the first quarter. If I have to guess, it will probably be on the positive side, but only slightly. Later in the year and into 2012, it is more likely to be a significant positive force for economic growth, but not yet.
It's all about "how much you made when you were right" & "how little you lost when you were wrong"