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Monday Report


From Bonneville Research February 7, 2011


Dear Reader,
 

Sorry for the delay!

 

Yes, I know it is called the "Monday Report" and it is intended to be on your "desk" on Monday morning.

 

Yes, I know  that about 35% of you open your "Monday Reports" on Friday afternoon, and I try to get them out by 3:00 on Fridays.

 

Our router went down and I didn't have Internet connection until this afternoon.

 

A little over a day late!

 

Bob

 

SCORECARD

 

For those of us who live in the Intermountain West, the question often comes up - "Where are the concentrations of members of the Church of Jesus Christ of Latter-day Saints or Mormons."

 

The following are some interesting demographics - selected Western Counties.

 
 

County, State

LDS Adherent Rate

1980 - 2000 LDS % Change

Franklin, ID

91.6%

24.0%

Utah, UT

88.1%

76.0%

Morgan, UT

87.5%

43.7%

Rich, UT

84.9%

-2.0%

Bear Lake, ID

82.3%

-6.0%

Sevier, UT

82.3%

24.0%

Sanpete, UT

82.1%

48.0%

Box Elder, UT

80.5%

34.0%

Cache, UT

80.5%

64.0%

Juab, UT

80.3%

39.0%

Wayne, UT

80.1%

23.0%

Millard, UT

80.0%

37.0%

Madison, ID

79.2%

23.0%

Garfield, UT

77.9%

21.0%

Emery, UT

73.7%

2.0%

Beaver, UT

73.1%

28.0%

Wasatch, UT

72.7%

63.0%

Davis, UT

72.0%

78.0%

Duchesne, UT

71.9%

12.0%

Iron, UT

70.5%

82.0%

Washington, UT

69.5%

223.0%

Caribou, ID

68.5%

-14.0%

Freemont, ID

68.4%

11.0%

Piute, UT

65.7%

3.0%

Tooele, UT

63.4%

71.0%

Kane, UT

62.1%

27.0%

Uintah, UT

61.6%

30.0%

Weber, UT

58.6%

28.0%

Bingham, ID

57.3%

5.0%

Salt Lake, UT

56.0%

32.0%

Lincoln, WY

54.7%

14.0%

Bonneville, ID

54.1%

39.0%

Daggett, UT

53.1%

10.6%

Cassia, ID

50.9%

2.0%

Carbon, UT

49.5%

3.0%

Teton, ID

47.6%

22.0%

Bannock, ID

47.1%

26.0%

Uinta, WY

42.5%

48.0%

Summit, UT

36.9%

82.0%

Minidoka, ID

34.6%

-3.0%

San Juan, UT

34.5%

8.0%

Big Horn, WY

32.0%

-3.0%

Grand, UT

28.5%

3.0%

White Pine, NV

22.4%

-15.0%

Gooding, ID

20.3%

19.0%

Navajo, AZ

19.9%

40.0%

Twin Falls, ID

19.6%

31.0%

Sweetwater, WY

15.6%

5.0%

Ada, ID

15.2%

85.0%

Canyon, ID

14.1%

109.0%

Elko, NV

12.9%

162.0%

Humboldt, NV

10.4%

136.0%

Coconino, AZ

9.4%

39.0%

Park, WY

9.2%

5.0%

San Juan, NM

8.7%

36.0%

Freemont, WY

7.7%

2.0%

Jefferson, ID

7.5%

17.0%

McKinley, NM

6.6%

9.0%

Teton , WY

6.3%

-17.0%

Clark, NV

5.9%

38.5%

Maricopa, AZ

5.0%

109.0%

Shoshone, ID

4.8%

-13.0%

Jefferson, CO

2.8%

81.0%

Sacramento, CA

2.5%

50.0%

El Paso, CO

2.2%

142.0%

San Bernardino, CA

2.2%

79.0%

Riverside, CA

2.2%

146.0%

Arapaho, CO

2.1%

49.0%

Ventura, CA

2.1%

21.0%

Pima, AZ

2.0%

80.0%

Contra Costa, CA

1.9%

23.0%

Orange, CA

1.7%

18.0%

San Diego, CA

1.6%

45.0%

Bernalillo, NM

1.5%

44.0%

Santa Fe, NM

1.0%

166.0%

Los Angeles, CA

1.0%

0.0%

 

Source: The Association of Religion Data Archives

http://www.thearda.com/mapsReports/reports/selectCounty.asp?state=49&county=01001

http://www.thearda.com/

 
 
Bob Springmeyer
 
801-364-5300 o
801-673-9021 c

Jon Springmeyer
 
801-746-5706 o
801-673-9021 c
 

 


Economic Notes:

  

 

Global Business Confidence:

Global business confidence has notably improved in recent weeks. It rose last week to its highest level on a four-week moving average basis since the summer of 2006. Sentiment has improved most in the U.S., but remains strong in South America, Europe and Asia outside of Japan. Businesses are responding more positively to all of the questions asked in the survey. Most notable is the improvement in sales strength and to the broadest questions regarding overall business conditions and the outlook six-month hence. Hiring has also improved, although it lags investment in equipment and software, and pricing remains soft. Business confidence is consistent with a global economy that is expanding at a rate at the high end of its potential.

 

GDP: 3.2%
Real GDP grew 3.2% at an annualized pace in the fourth quarter of 2010. This was below the consensus estimate for 3.6% growth and was an improvement from the 2.6% pace in the third quarter. Private inventories were an enormous drag on growth, subtracting 3.7 percentage points; this bodes very well for the near-term outlook and means that current demand is very strong. Consumer spending, investment and trade were all positives for growth in the fourth quarter; government was a slight negative. The economy will see very strong growth in 2011 as the tax and spending deal passed in December stimulates demand and the labor market picks up, creating a self-sustaining expansion.

 

Agricultural Prices:+ 7.0%
The all-farm products price index increased sharply by 7% in January, fueled by higher prices for crops. Crop prices jumped 11.4%; livestock prices remained unchanged. Higher prices were received for corn, soybeans, wheat and cattle, while eggs, milk, turkey and broilers fetched lower prices. With the spike in prices received this month, farm products price index is up 21% from one year ago. The food commodities index advanced 4.6% in January and is 16% higher than a year ago. Producers paid 2.7% more for inputs into farm production last month, 6.6% more than a year ago. Taxes, cash rent, other services and feed grains were amongst the components that added to the cost of production in January.

Personal Income: +0.4%
Consumer spending continued to grow strongly in December, supported by healthy income growth and moderating saving. Personal income growth remained at a healthy 0.4% in December as wage growth improved and the return on assets was strong. Spending growth accelerated to 0.7%, strongly supported by rising energy spending. The saving rate dipped to 5.3%. Real spending grew 0.4%, continuing recent trends as the top-line PCE deflator rose 0.3%. Core prices were essentially unchanged for the fifth month in the last six as low inflation continues to support consumer budgets.

Senior Loan Officer Opinion Survey: -10.5%
In the fourth quarter of 2010, banks loosened lending standards on loans to large businesses further, while holding lending standards for smaller businesses the same. The Fed's Senior Loan Officer Survey also found that demand for business loans had picked up somewhat compared with the third quarter. The business loan category was the only lending category that recorded any significant changes. Lending standards for commercial real estate loans were unchanged, as were lending standards for prime mortgages. A larger net percentage of banks tightened loans on nontraditional mortgages last quarter.

Employment Situation: +36,000
Despite a number of indicators that hinted at a strengthening labor market in January, payroll employment increased by only 36,000, far below expectations. December and November data were revised slightly higher, however. The decrease in the unemployment rate, derived from a different survey, was also surprising; it fell to 9% from 9.4%. A declining participation rate explains part of the decline. 
 

Monster Employment Index: +7%
The U.S. Monster employment index rose 7% on a year-ago basis in January. Hiring showed signs of broadening in January, with 12 of 20 industries tracked by the index recording an increase in recruitment. On a monthly basis, the index dropped 8 points from December, as employers scaled back hiring following the holiday season.


Productivity and Costs: 2.6%
Nonfarm business productivity increased 2.6% (SAAR) in the fourth quarter, as output saw a large gain, with a smaller increase in hours worked. This increase was above the consensus estimate of 2%. Real hourly compensation fell in the fourth quarter. Unit labor costs fell 0.6% in the quarter, the fifth decline in the past six quarters. There are no inflationary pressures coming from the labor market. Slowing productivity growth and falling unit labor costs will lead firms to hire as demand increases.


Factory Orders (M3): 0.2%
Orders for manufactured goods rose 0.2% in December. The previously released durable goods orders figures were revised to show a drop of 2.3% (previously a 2.5% decline). Orders for nondurables rose 2.3%. Shipments of durable goods increased 1.6%-revised slightly higher from the first release. Unfilled orders fell for the first time in eight months, while inventories rose for the 12th convective month. Overall, the report was in line with expectations and is consistent with a sturdy recovery in manufacturing.

ISM Nonmanufacturing Index: 59.4
The ISM nonmanufacturing survey hit a new high for the recovery in January, rising by 2.3 points to 59.4. The activity and new orders components also hit new highs, pointing to further strengthening in the economy outside of manufacturing in February. The rise is a promising sign of the broadening in the recovery we have been expecting. The rotation to service sector strength will promote a true labor market rebound and make the expansion more resilient.
 

Semiconductor Billings: -3.0%
Global semiconductor sales were down 3% in December after falling by 1% in the previous month. The three-month moving average of sales came in at $25.1 billion in December, down from $25.9 billion in November. Sales fell across all regions.


Business Employment Dynamics: +6,935,000
The job market strengthened measurably during the second quarter of 2010, but it is doubtful whether the pace of job creation was sustained through the end of the year. Private sector job gains accelerated to 6.9 million, from 6.1 million in the first quarter. This was the strongest pace of job creation since mid-2008. At the same time, separations dropped to 6.2 million, the slowest pace since the survey began in the early 1990s.


Jobless Claims: 415,000
As expected, initial claims decreased by 42,000 to 415,000 for the week ending January 29; the prior week's data were revised up from 454,000 to 457,000. This was largely payback for the prior week's weather-driven surge, and this new level of claims is more consistent with underlying labor market conditions. Initial claims have been volatile over the last several weeks because of weather, though they are generally indicative of gradual progress in the labor market. Continuing claims decreased by 84,000 to 3.925 million for the week ending January 22, though there remain millions more on extended and emergency benefits not counted in this figure.

 

Challenger Report: -11,481
The January Challenger report started the year off well, even though more jobs were eliminated than in December. Only 38,519 workers were affected by job cut announcements; the prerecession average was closer to 50,000 monthly. The January figure marks the lowest January since Challenger, Gray and Christmas began tracking job cuts in 1993.

 

Employment Cost Index: 0.4%
Employer costs rose 0.4% in the fourth quarter of 2010, in line with both expectations and the third quarter growth rate. Growth of 0.4% was uniform across both components: wages and salaries and benefits. The total index and its two components also saw growth tick higher on a year-ago basis. The trends in the fourth quarter are consistent with the overall trend of weak wage growth throughout the year and a slowing influence of benefits growth. Slowly rising compensation is not yet a significant relief for consumers.


Construction Spending (C30): -2.5%
The year ended on a gloomy note for construction as spending for December fell substantially after seasonal adjustment. Total December construction spending fell 2.5% from its revised level in November and was 6.4% below its level in December 2009. While private nonresidential construction spending registered a slight decline, residential construction spending had a much larger decrease, while public construction spending also fell substantially.


MBA Mortgage Applications Survey: 491.7
Mortgage applications had a strong week, rising 11.3% from the previous week; the MBA market index now stands at 491.7. Both refinance and purchase applications posted solid gains this week, as well. The refinance index jumped 11.7%, to end the week at 2,261.2. Meanwhile, the purchase index stands at 188.7, an increase of 9.5%.
 

Chain Store Sales: 4.8%
Chain store sales started the year on a strong note despite the drag from severe winter weather. Chain store sales grew 4.8% in January, according to the ICSC. Growth far exceeded recently downgraded expectations and was accompanied by a significant number of retailers upgrading their earnings expectations. It seems likely that larger paychecks due to the reduction in Social Security withholdings boosted spending.

Oil and Gas Inventories: 343.2 mil barrels
Crude oil inventories rose by 2.6 million barrels during the week ending January 28, in line with expectations. Distillate inventories fell by 1.6 million barrels, surpassing expectations of a 1 million barrel decline, while gasoline inventories surged by 6.2 million barrels, well above the expected 2 million barrel increase. Refinery capacity utilization unexpectedly increased from 81.8% to 84.5%. Petroleum demand was little changed. This mixed report shouldn't have too much of an effect on oil prices.
 

Natural Gas Storage Report: -189 bcf
Working gas in underground storage fell by 189 billion cubic feet during the week ending January 28, slightly exceeding the consensus estimate of a 187 bcf decline. This report will disappoint some investors who were looking for an even greater decline.

 

Source: Economy.com 

 

 

 

 






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Decades of Drilling:
This Weeks Lead:
Salt Lake Apartment Market:
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Decades of Drilling:

 

Western states' energy extraction compared to others:

Western States Well Drilling

 

 

 

 

Source: High Country News.

After sharp declines in 2009, oil and gas drilling in the West was on the uptick again last year, due partly to rising oil prices and investment shifting away from the Gulf of Mexico. Colorado, New Mexico and California -- which all host oil plays -- saw significant new activity. Meanwhile, gains in Wyoming, where the Western gas boom hit hardest early in the decade, were barely noticeable. The '09 decline corresponded with increased gas well development in Eastern states overlying the Marcellus Shale, particularly Pennsylvania. But as 30 years of data from select regions nationwide show, the industry's booms and busts have never been solely a Western phenomenon -- nor are they as new to the East as they seem. When drilling peaked nationally in the early '80s, Ohio and Pennsylvania far outpaced any of the Rocky Mountain states. In recent history, though, no oil and gas patch anywhere has kept up with Texas.

This Weeks Leads:

 

El Pollo Loco

El Pollo Loco, Inc. trades as El Pollo Loco at 412 locations throughout AZ, CA, CO, CT, GA, IL, MO, NJ, NV, OR, TX, UT and VA. The quick-service Mexican restaurants occupy spaces of 1,800 sq.ft. to 3,200 sq.ft. in freestanding locations and endcaps of shopping centers with a drive-thru. Plans call for 10 openings throughout the western region of the U.S. during the coming 18 months. Typical leases run 20 years with three, five-year options.  The company is franchising.  For more information, contact Sandy Martin, El Pollo Loco, Inc., 3535 Harbor Boulevard, Suite 100, Costa Mesa, CA 92626

 

Red Robin

Red Robin International trades as Red Robin at 447 locations nationwide. The restaurants occupy spaces of 5,500 sq.ft. to 5,800 sq.ft. in freestanding locations, malls and lifestyle, power and specialty centers. Growth opportunities are sought throughout the existing market during the coming 18 months. Typical leases run 15 years for ground leases for freestanding locations, and 10 years for mall and shopping center locations. A land area of 1.5 to two acres is required for freestanding locations. Preferred demographics include a population of 75,000 within five miles earning $70,000 as the average household income.  For more information, contact Todd Brighton, Red Robin International, 4613 Mira Del Sol Court, Castle Rock, CO 80104

 

Little Caesar's

Little Caesar's Enterprises, Inc. operates locations nationwide. The restaurants, offering pizza, sandwiches and salads, occupy spaces of 1,200 sq.ft. to 1,400 sq.ft. in freestanding locations and inline spaces and endcaps of strip centers with a drive-thru. Growth opportunities are sought throughout the existing market during the coming 18 months. Typical leases run five years with options. Preferred cotenants include supermarkets, video stores, pharmacies and dollar stores. Preferred demographics include a population of 25,000 within three miles earning between $50,000 and $100,000 as the median household income. The company is franchising.  For more information, contact Mike Atwell, Little Caesar Enterprises, Inc., 2211 Woodward Avenue, Detroit, MI 48201-3400

 

 


Salt Lake City Apartment Market:

 

 

Market Forecast Employment: 2.0% ▲

Construction: 2,240 ▼

Vacancy: 120 bps ▼

Effective Rents: 4.4% ▲

 

Recovery of the Salt Lake City apartment market will resume during 2011, following a temporary setback late last year. Vacancy rates declined through most of 2010 but rose during the fourth quarter due to a surge in new supply, particularly in West Jordan. Developers will slow the pace of deliveries dramatically in 2011, however, providing time for owners to fill new, vacant units as job growth gains momentum. At the metro level, rents will recover some of the ground lost in recent quarters, and concessions will retreat from record-high levels. Improvements will vary significantly by submarket; close-in areas will take the lead as West Jordan lags, with concessions in the submarket likely to remain near five weeks of free rent through at least the first half of 2011.

 

Transaction velocity will rise moderately this year after slowing in 2010, as improving apartment fundamentals and firming values will prompt more owners to list properties. Last year's deceleration was due largely to a dearth of quality for-sale inventory as opposed to low buyer demand. In fact, many investors stepped back into the marketplace after realizing a wave of deeply discounted REO deals was unlikely to emerge. Cap rates for stabilized, top-tier complexes have compressed as a result of strong demand and will likely slip into the mid-6 percent to 7 percent range in 2011. Demand for lower-quality deals remains slower, holding initial yields in the Class B/C sector within the mid-7 percent to low-8 percent range throughout most of this year.

 

slowing in 2010, as improving apartment fundamentals and firming values will prompt more owners to list properties. Last year's deceleration was due largely to a dearth of quality for-sale inventory as opposed to low buyer demand. In fact, many investors stepped back into the marketplace after realizing a wave of deeply discounted REO deals was unlikely to emerge. Cap rates for stabilized, top-tier complexes have compressed as a result of strong demand and will likely slip into the mid-6 percent to 7 percent range in 2011. Demand for lower-quality deals remains slower, holding initial yields in the Class B/C sector within the mid-7 percent to low-8 percent range throughout most of this year.

 

 

·         2011 NAI Rank: 19, Down 8 Places. Despite healthy indicators, eight markets with stronger prospects pushed ahead of Salt Lake City in the index this year.

 

·         Employment Forecast: After three consecutive years of declining employment, payrolls in the Salt Lake City metro area will rise by 2 percent, or 12,000 jobs, in 2011.

 

·         Construction Forecast: Developers will deliver only 800 units this year, after 3,000 units came online in 2010.

 

·         Vacancy Forecast: In 2011, vacancy will decline 120 basis points to 5.8 percent. Last year, vacancy improved just 20 basis points, as strong gains in the firat nine months of the year were offset by a supply-related increase in the fourth quarter.

 

·         Rent Forecast: Rent growth will accelerate this year. Asking rents will rise 3.1 percent to $758 per month, while effective rates will climb 4.4 percent to $706 per month. In 2010, asking rents ticked up 0.4 percent, while effective rents inched 0.2 percent higher.

 

·         Investment Forecast: Owners of large, high-quality properties will leverage current market conditions to command healthy prices. Demand for complexes of 100 units or more remains particularly strong relative to available supply, which, along with low interest rates, has placed downward pressure on cap rates and elevated values.

 

Sources: Marcus & Millichap Research Services, CoStar Group, Inc., RCA


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