A long list of related factors lie behind the latest rise in global interest rates, which has culminated in the frightful spike of U.S. Treasury yields last week. From central bank reserve reallocations to dead honey bees, the theories run the gamut. But don't worry about Chinese pork prices or moderating potential economic growth rates. Basically, all you need to keep in mind is that inflation expectations are on the rise again.
This is causing big-time investors in U.S. Treasuries, such as Japan, China and the petroleum exporters, to shorten up the duration, or time horizon, on their investments. As they shun 30-year bonds and pick up shorter-duration instruments instead, prices fall and long-term yields rise. This is causing the "spread" between the yield on Treasuries and other riskier, asset classes to narrow. With less incentive to hold riskier assets, investors will begin unwinding their positions, many of which are highly leveraged.
One of the sectors most vulnerable to this phenomenon are the real estate investment trusts. REITs were going gangbusters last year, because investors were frantically searching for investments with high dividend yields. Right now, unfortunately, REITs are getting hit by higher interest rates. This is affecting these companies in two ways. First, not only does higher interest rates raise the borrowing costs for real estate developers and buyers, but their dividend yields become less desirable compared to T-bonds. Plus, rising borrowing costs will crimp much of the buyout activity that has boosted valuations in the sector.
Back in 1999, roughly $7 billion in total assets were invested in open-ended real estate mutual funds, according to analysts Goldman Sachs. Now, it's more like $83 billion. The sheer volume of speculative inflows into the arena ensures that die-hard real estate investors are but a tiny minority. So, as the Treasury yields rise, investors who got on board for REITs' high dividend yields are now selling, sending share prices down dramatically.
Aggregated, REITs are currently yielding a little less than 4%, compared with the 5.25% on the 10-year Treasury note. One might be tempted into thinking 125 basis points isn't that significant, especially since commercial real estate vacancy rates are relatively low and stable, which could be a harbinger of capital appreciation. However, the last time REIT yields meaningfully fell below the 10-year Treasury yield was back in 1981, during a period of downright scary double-digit inflation rates. At the zenith, the deficit grew to more than 600 basis points, or six percentage points.
So with inflation expectations on the rise again, I think we're going to see the divergence between REITs and Treasury yields expand, and therefore, we will likely see the REIT sector tumble in the near future. In order to prepare for this and to protect the gains we've already accumulated in this sector, I'm going to recommend that you sell two of our holdings today.