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| From
Bonneville Research |
February
7, 2011 |
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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%
|
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Utah, UT
|
88.1%
|
76.0%
|
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Morgan, UT
|
87.5%
|
43.7%
|
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Rich, UT
|
84.9%
|
-2.0%
|
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Bear Lake, ID
|
82.3%
|
-6.0%
|
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Sevier, UT
|
82.3%
|
24.0%
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Sanpete, UT
|
82.1%
|
48.0%
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Box Elder, UT
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80.5%
|
34.0%
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Cache, UT
|
80.5%
|
64.0%
|
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Juab, UT
|
80.3%
|
39.0%
|
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Wayne, UT
|
80.1%
|
23.0%
|
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Millard, UT
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80.0%
|
37.0%
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Madison, ID
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79.2%
|
23.0%
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Garfield, UT
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77.9%
|
21.0%
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Emery, UT
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73.7%
|
2.0%
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Beaver, UT
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73.1%
|
28.0%
|
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Wasatch, UT
|
72.7%
|
63.0%
|
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Davis, UT
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72.0%
|
78.0%
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Duchesne, UT
|
71.9%
|
12.0%
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Iron, UT
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70.5%
|
82.0%
|
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Washington, UT
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69.5%
|
223.0%
|
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Caribou, ID
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68.5%
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-14.0%
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Freemont, ID
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68.4%
|
11.0%
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Piute, UT
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65.7%
|
3.0%
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Tooele, UT
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63.4%
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71.0%
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Kane, UT
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62.1%
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27.0%
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Uintah, UT
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61.6%
|
30.0%
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Weber, UT
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58.6%
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28.0%
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Bingham, ID
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57.3%
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5.0%
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Salt Lake, UT
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56.0%
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32.0%
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Lincoln, WY
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54.7%
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14.0%
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Bonneville, ID
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54.1%
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39.0%
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Daggett, UT
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53.1%
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10.6%
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Cassia, ID
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50.9%
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2.0%
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Carbon, UT
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49.5%
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3.0%
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Teton, ID
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47.6%
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22.0%
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Bannock, ID
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47.1%
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26.0%
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Uinta, WY
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42.5%
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48.0%
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Summit, UT
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36.9%
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82.0%
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Minidoka, ID
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34.6%
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-3.0%
|
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San Juan, UT
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34.5%
|
8.0%
|
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Big Horn, WY
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32.0%
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-3.0%
|
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Grand, UT
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28.5%
|
3.0%
|
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White Pine, NV
|
22.4%
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-15.0%
|
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Gooding, ID
|
20.3%
|
19.0%
|
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Navajo, AZ
|
19.9%
|
40.0%
|
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Twin Falls, ID
|
19.6%
|
31.0%
|
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Sweetwater, WY
|
15.6%
|
5.0%
|
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Ada, ID
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15.2%
|
85.0%
|
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Canyon, ID
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14.1%
|
109.0%
|
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Elko, NV
|
12.9%
|
162.0%
|
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Humboldt, NV
|
10.4%
|
136.0%
|
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Coconino, AZ
|
9.4%
|
39.0%
|
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Park, WY
|
9.2%
|
5.0%
|
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San Juan, NM
|
8.7%
|
36.0%
|
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Freemont, WY
|
7.7%
|
2.0%
|
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Jefferson, ID
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7.5%
|
17.0%
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McKinley, NM
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6.6%
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9.0%
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Teton , WY
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6.3%
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-17.0%
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Clark, NV
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5.9%
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38.5%
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Maricopa, AZ
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5.0%
|
109.0%
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Shoshone, ID
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4.8%
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-13.0%
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Jefferson, CO
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2.8%
|
81.0%
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Sacramento, CA
|
2.5%
|
50.0%
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El Paso, CO
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2.2%
|
142.0%
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San Bernardino, CA
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2.2%
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79.0%
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Riverside, CA
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2.2%
|
146.0%
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Arapaho, CO
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2.1%
|
49.0%
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Ventura, CA
|
2.1%
|
21.0%
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Pima, AZ
|
2.0%
|
80.0%
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Contra Costa, CA
|
1.9%
|
23.0%
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Orange, CA
|
1.7%
|
18.0%
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San Diego, CA
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1.6%
|
45.0%
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Bernalillo, NM
|
1.5%
|
44.0%
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Santa Fe, NM
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1.0%
|
166.0%
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Los Angeles, CA
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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
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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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Bonneville Research
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in 1976, Bonneville Research provides expert consulting services for
public and private agencies. Our talented and experienced professionals
create customized solutions, emerging from an understanding of each
community's unique set of challenges.
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any of the questions/issues you are facing, simply reply to this
email.
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Decades of Drilling:
Western
states' energy extraction compared to others:

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.
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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
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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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On the Bonneville Research Web Site:
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Bonneville Research Web Site:
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Next Weeks Monday Report:
Office,
Industiral and Retail Markets
Salt Lake
County, Weber County and Davis County
Lots of
surprises!
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Bonneville Research is
proud to join Yvon Chouinard,
founder of Patagonia, and Craig Mathews, owner of Blue Ribbon Flies and
700 other companies in recognizing that industry and ecology are
inherently connected, and to make a commitment to contribute 1% of
sales to environmental groups around the world.
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