Trader’s Narrative

Since some time has passed since my last call on Canadian REITs, I wanted to review it and update my position on the sector.

If you’re new to the blog you probably missed my comment back in early January: Canadian REIT Review. At that time I mentioned that it was irrational for well capitalized companies like the Canadian REITs to be sold off with the rest of risky assets. Remember, not only are these conservatively leveraged, they are diversified and throw off juicy monthly distributions. Of course, a devastating bear market cares little for value. Almost everything was sold indiscriminately as global investors ran like headless chicken to escape further losses.

In early January when I wrote recommending the attractive value evident in Canadian REITs, RioCan REIT, a commercial REIT I highlighted was trading around $14 a unit:

From there it deteriorated further, making a low of $11.50 in March 2009 - along with the vast majority of risky assets. If you were or smart enough to buy at exact bottom, you would be sitting on a 65% gain right now. But if you bought earlier when I wrote about it, it is still a respectable 36% gain. And that’s not even considering the monthly distributions which would pump the total return to 45%.

RioCan, at the March lows, was yielding an astonishing 12%. Of course, because of the pervasive doom and gloom, even the largest and strongest Canadian REIT was suspect. But RioCan has had no trouble in sustaining its distributions due to its top notch management and its heavily subscribed dividend reinvestment plan that allows it to conserve cash by issuing units instead of cash.

In fact, while the US commercial real estate market is seen as the next shoe to drop, Canadian REITs have recovered nicely and are poised for their role as (benevolent) vultures. Sonshine, the head of RioCan raised $150 million, announced a partnership with Cedar Shopping Centers (CDR). As well, the head of RioCan, Sonshine, has hinted of a major upcoming US purchase in the near future.

So all in all, the situation has reversed in all aspects. Now the news is all good and the stock is zooming higher. And as a result, RioCan is now yield just 7.21%. But while things are seemingly rosy, I’m getting ready to leg out of this position. There are a few reasons for that. First, obviously, is the sentiment which has shifted into full sunshine mode.

Second, the rocket ride higher has pushed RioCan to close 26.16% from its 200 day moving average. This is a simple technical barometer which I use to also analyse the general market but it also works for individual stocks. In the past when RioCan has come this far up into thin air territory, it has been unable to sustain its momentum. The last time prices where this far above its long term trend line was back in early 2007, just as RioCan was topping out at $26.

Finally, basic technical analysis reveals that price is now butting its head against the overhead resistance. What was a zone of support has now become a zone of resistance. And while RioCan could technically rise up to $22 a unit, the chances of that are slim. The same chart formation can be seen in almost all of the REITs in Canada. For example, take a look at Allied Properties (AP_un) or Boardwarlk (BEI_un) or Calloway (CWT_un).

Considering everything, putting new capital to work on the long side or continuing to hold here is not very prudent. The probability is that prices will either meander here as they enter resistance or immediately correct. In either case, the ride is over but it was fun and profitable while it lasted.

As the market races to the bottom, corporate insiders are racing right along buying with both hands. For the past four weeks, insider activity as monitored by InsiderScore, corporate executives and board members have been in what can only be described as a buying frenzy.

According to InsiderScore, “insiders are more bullish now than at any time since the two weeks immediately following the Black Monday market crash of October 1987“:

Source: InsiderScore.com and SentimenTrader.com

I checked with a similar service that tracks Canadian stocks: Canadian Insider and not surprisingly, the Canadian market is showing a similar pattern of insider buying.

The pattern was especially noticeable for Canadian REITs. And I’m not referring to ESOP where there is a preset schedule. REIT insiders are going out into the market and buying of their own volition. RioCan REIT, which I mentioned a few days ago, had 11,440 units purchased just on November 19th and November 20th, as an example.

The same can’t be said about precious metal stocks. For example, Barrick (ABX) and NovaGold (NG) do not show any buying interest from corporate insiders. If anything, there is a slight bias of selling. Which means that while insiders as a group are very bullish, they are still being selective. The k-ratio fell to 0.23 and has rebounded with Friday’s move in gold. That’s getting close to an attractive level for gold stocks, but if we are headed for a deflationary spiral, gold doesn’t stand a chance. But so far, the Philadelphia Gold Bugs Index (HUI) has bounced off the 175 level which I mentioned would act as support.

There’s Always a But…
A caveat to consider: in September 2007 insiders were enthusiastic buyers. Although not nearly as now. That uptick in buying was, of course, not very profitable since most stocks topped out shortly afterward. The question now is, does today’s frenzy mean that insiders see real value or will we simply see the market fall more and insiders get even more excited about buying?

Whatever the answer to that, the solace that the current buying pattern does provide is that insiders are not selling. The worst possible scenario after all, would be to see the “smart money” insiders bail out after the market’s face melting 50%+ decline.

There are very few moments in market history when absolutely everything is being sold: stocks, bonds, commodities, REITs, etc. We are going through one of these rare times right now and it can be gut wrenching. Forced liquidation in a bear market can be so brutal, it makes surviving to be able to take advantage of the next bull market a challenging goal.

One of the bastions of stability and what I considered one of the safest investments around, Canadian REITs, have now seen such forceful selling, they look as if they are toxic assets. Take a look at how it left behind the downward trend line and simply dropped off a cliff:

You have to remember these are shopping malls, offices, apartment buildings, manufacturing facilities and warehouses. Basic real estate that is being used day in and day out. And it is being paid for by long term tenants. Sure, there is softening in the Canadian real estate market but it won’t impair what really matters, the income potential of the assets.

In fact, going back I can’t find any time that any of my REIT holdings have ever cut their distributions. While Canadian residential properties did participate in the global real estate bubble, REITs are grounded because they have to meet and exceed their financing costs. So they operate within tight financial confines and although their asset base may fluctuate with the market, their incomes and expenses are both well defined going ahead for many years.

Here is the biggest component of the REIT index, the bellweather Canadian REIT, RioCan:

Right now it is yielding almost 10% - the last time it had this yield was way back in 2001 at a much lower price. This is of course, assuming that the yield is safe and won’t be cut.

It’s been a while since I mentioned Canadian REITs so here’s a quick recap of what is going on in this sector of the Canadian markets. Eventhough this is a trading blog, I look at income investing once in a while because I think its smart to sweep your trading earnings into relatively safe investments which can earn you tax-advantaged passive income. And no current investment is more suited for that than REITs.

There have been a number of new developments. A slew of new REITs have come into the market: Temple, Scott’s, InterRent, BTB REIT and Westfield has continued to grow and been renamed Artis. Also Homburg bought Alexis Nihon last year. Retirement Residences and Summit were taken private and Legacy has put itself up for sale. Taking these into account, I’ve updated the list of Canadian REITs at the bottom of this post.

The last time I provided an overview of Canadian REITs, I mentioned that eventhough things looked bleak (with higher lows and lower lows) there was good reason to believe that would shake out weak hands and be followed by another upleg. I based this on the breadth numbers within the sector and also by looking at the bellwether component of the index, RioCan, which was near or at support.

Here’s what happened:

The green arrow is when I last posted. By the way, the spike down you see in November 2006 isn’t a bad tick - it was provoked by an about face by the federal government. Canadian REIT investors were reminded that no one lies better than a politician.

This chart illustrates what I was saying before about the Mexican market. Eventhough a well defined trend can be in effect, you have to enter intelligently. Otherwise you end up frustrated and watching from the sidelines once your stop loss is triggered. Everytime the REIT index has dipped below the 200 day moving average, it has been an excellent buying opportunity (for long term investors).

Breadth wise, the public real estate investment trust market is not that different from where it was the last time I looked at it: 39% above their short term 10 day moving average, 27% above their medium term 50 day moving average and finally 79% above their 200 day moving average. The high percentage above their long term MA gives me pause but it isn’t that uncommon in a strongly trending market. I think if you’re a long term holder, just sit tight. And if you’re on the sideline, wait for further pullback.

Here is the new list of Canadian REITs:

Allied Properties (AP.un)
Artis REIT (AX.un) - previously Westfield
BTB REIT (BTB.un)
Boardwalk (BEI.un)

Calloway (CWT.un)
Canadian Apartment Properties (CAR.un)
Canadian Hotel Income Properties (HOT.un)
Canadian REIT (REF.un)
Chartwell Seniors Housing (CSH.un)
Cominar (CUF.un)
Crombie (CRR.un)

Dundee (D.un)
Extendicare (EXE.un)
H&R REIT (HR.un)
Holloway Lodging (HLR.un)
Huntingdon (HNT.un)

IPC US (IUR.un)
InnVest (INN.un)
InterRent (IIP.un)

Lakeview (LHR.un)
Lanesborough (LRT.un)
Legacy Hotel (LGY.un)

Morguard (MRT.un)
Northern (NPR.un)
Primaris (PMZ.un)
Public Storage (PUB)

Retrocom (RMM.un)
RioCan (REI.un)
Royal Host (RYL.un)
Scott’s REIT (SRQ.un)
Sunrize (SZR.un)
Temple REIT (TR.un)
Whiterock (WRK.un)