November 22, 2024

Economic Scene: Counting the Cost of Fixing the Future

In May, to little fanfare, the Obama administration published new estimates of the “social cost of carbon,” a dollars-and-cents measure of the future damage — from floods, pandemics, depressed agricultural productivity — that releasing each additional ton of heat-trapping carbon dioxide into the atmosphere would cost.

The new numbers are likely to be more important than the low-key announcement would imply. They suggest climate change could cause substantially more economic harm than the government previously believed. But they also suggest there is a legitimate debate to be had about the cost of preventing it from getting worse.

Perhaps the most startling conclusion to be drawn from the new estimates is that the sacrifice demanded of our generation to prevent vast climate change down the road may turn out to be rather small.

The typical passenger car emits a ton of CO2 in about two and a half months of driving. Under one set of assumptions, the government’s number-crunchers determined that the damage caused by an additional ton of CO2 spewed into the air in 2015 would amount to $65 in today’s money. That’s 50 percent more than was estimated just three years ago.

This could justify fairly aggressive policies to slow emissions of CO2. A tax of $65 per ton of CO2 to force polluters to pay for the damage would add $0.56 to a gallon of gas. Exxon, say, might have to shell out $8.1 billion to cover the 125 million tons of CO2 it spewed last year. Farms might have to pay $35 billion.

Under a different set of assumptions, though, the social cost of carbon came out to only $13.50 a ton. This would amount to a gas tax of less than $0.12. Considering the fierce debate over what to do about climate change, this does not seem like that much money at all.

Interestingly, the main source of the vast discrepancy between the two figures is not a disagreement about the future damages of warming.

A 2009 review of the dozen or so existing estimates, by Richard Tol, professor of the economics of climate change at Vrije University in Amsterdam, found that studies using very different methodologies still roughly agreed on the magnitude of the impact.

Most cost estimates clustered between 1 and 2 percent of the world’s gross domestic product (estimated at about $85 trillion today), if temperatures were to increase 2.5 degrees Celsius (4.5 degrees Fahrenheit) above the preindustrial era. A more recent estimate by William D. Nordhaus of Yale, the foremost American economist studying climate change, concluded that allowing uncontrolled carbon emissions would raise temperatures above the preindustrial era by 3.4 degrees Celsius (6.1 degrees Fahrenheit) by the end of the century and cost the world 2.8 percent of G.D.P. in 2095.

If damages were higher than expected, the government said the social cost of carbon could rise sharply — to a whopping $123 per ton of CO2.

The discrepancy between the estimates of the value of climate damage stem from radically different views on how much weight the people of the present should give to damages caused by the climate in the distant future.

The estimate of $65 a ton is inspired by a moral stance: if warming will impose a cost of 1 percent of the world’s income in the future, we should spend about 1 percent of our income to prevent it — or perhaps somewhat less to account for the trend that people 100 years from now are likely to be much richer than people today.

By contrast, $13.50 a ton comes from the business world. Essentially, it requires that spending to prevent climate change should yield at least the same rate of return, in terms of reduced damages from warming, as any other capital investment.

The two outlooks lead to entirely different decisions. The government’s rendition of the moral approach implies that it is worth making every investment to reduce carbon emissions that has a rate of return of at least 2.5 percent, in terms of avoided damages. Businesss logic suggests that no investment should be made if the return — after taxes — is less than 5 percent.

The moralist would try to keep the atmosphere from warming more than 2 degrees above its temperature in the preindustrial era, the agreed-upon target at the United Nations climate summit in Copenhagen four years ago. The executive would not, noting that aiming for this goal would cost trillions more than it saved.

Think of it this way: Demanding a 5 percent return means that a dollar invested today should become at least $1.05 next year after inflation, and a little more than $1.10 the year after that. In 200 years it should be worth at least $17,292.58. Turn the logic around and we should spend $1 today to prevent climate-related damage only if it prevents damages of at least $17,292.58 two centuries down the road.

The moralist’s bar is much lower. At 2.5 percent, spending $1 today would be justified if it prevented merely $139.56 worth of damage in 200 years.

The debate over climate change has none of this subtlety. Senate Republicans railed against the new numbers in June, taking the opportunity to signal their skepticism about the “claims of catastrophic global warming.”

The United States Chamber of Commerce threw its weight behind an amendment to an energy bill that passed the Republican-controlled House barring the Environmental Protection Agency from using the numbers in cost-benefit analyses to justify new regulations.

But for all the fury of the response, the new estimates from the Obama administration suggest that the burden American citizens and businesses will be called on to shoulder is likely to be modest — because business logic is likely to prevail.

Multiple challenges compete for the world’s resources, from economic development and ending poverty to eradicating AIDS and malaria. The climate is not the world’s only priority. Even if we were to agree that improving the well-being of future generations is worth an enormous investment, there might be better things to invest in than reducing greenhouse gas emissions.

Most of Bangladesh is less than 33 feet above sea level. Millions of poor farmers on its alluvial plains would welcome investments to prevent melting polar ice caps and rising sea levels. But many would also welcome investments that made them richer and better able to cope with climate change, including jobs outside of agriculture and homes somewhere dry.

As Professor Nordhaus wrote in his 2008 book, “A Question of Balance”: “Investments in reducing future climate damages to corn and trees and other areas should compete with investments in better seed, improved rotation and many other high-yield investments.” If investments in CO2 abatement are not competitive, we would do better by investing elsewhere and using the proceeds to cover warming’s damage. We would still have money left over.

Professor Nordhaus says he prefers a 4 percent discount rate. Using it in “A Question of Balance,” he calculates that the optimal carbon tax comes in at around $11 per ton of CO2 in 2010, which is exactly the low end of the administration’s estimate of the social cost of carbon.

Using it wouldn’t cure the planet. By the year 2100, according to his model, the earth’s temperature rises to 3.45 degrees Celsius above its level in the year 1900, and climate-related damages amount to some $17 trillion. Still, compared with doing nothing it would yield a $3 trillion return. That, he says, is the best we can do.

But the most compelling argument that business logic will prevail has little to do with its merits. It’s simply that the world’s decision-makers are following it. Four years after committing to a 2-degree ceiling, the world’s current policies will lead us, by the end of the century, to blow past 3.

E-mail: eporter@nytimes.com; Twitter: @portereduardo

Article source: http://www.nytimes.com/2013/09/11/business/counting-the-cost-of-fixing-the-future.html?partner=rss&emc=rss

DealBook: Behind the Rise in House Prices, Wall Street Buyers

Joe Cusumano, a real estate agent, outside a home in Riverside, Calif. He said much of his business came from large investors.Emily Berl for The New York TimesJoe Cusumano, a real estate agent, outside a home in Riverside, Calif. He said much of his business came from large investors.

The last time the housing market was this hot in Phoenix and Las Vegas, the buyers pushing up prices were mostly small time. Nowadays, they are big time — Wall Street big.

Large investment firms have spent billions of dollars over the last year buying homes in some of the nation’s most depressed markets. The influx has been so great, and the resulting price gains so big, that ordinary buyers are feeling squeezed out. Some are already wondering if prices will slump anew if the big money stops flowing.

“The growth is being propelled by institutional money,” said Suzanne Mistretta, an analyst at Fitch Ratings. “The question is how much the change in prices really reflects market demand, rather than one-off market shifts that may not be around in a couple years.”

Wall Street played a central role in the last housing boom by supplying easy — and, in retrospect, risky — mortgage financing. Now, investment companies like the Blackstone Group have swooped in, buying thousands of houses in the same areas where the financial crisis hit hardest.

Blackstone, which helped define a period of Wall Street hyperwealth, has bought some 26,000 homes in nine states. Colony Capital, a Los Angeles-based investment firm, is spending $250 million each month and already owns 10,000 properties. With little fanfare, these and other financial companies have become significant landlords on Main Street. Most of the firms are renting out the homes, with the possibility of unloading them at a profit when prices rise far enough.

While these investors have not touched many healthy real estate markets, they are among the biggest buyers in struggling areas of the country where housing prices have been increasing the fastest. Those gains, in turn, have been at the leading edge of rising home prices nationwide.

Some see the emergence of Wall Street buyers as a market-driven answer to the nation’s housing ills. Investment companies are buying up rundown homes at a time when ordinary people can’t or won’t.

Nationwide, 68 percent of the damaged homes sold in April went to investors, and only 19 percent to first-time home buyers, according to Campbell HousingPulse. That is helping to shore up prices and create confidence in the broader markets.

“When people write the story of this housing recovery, these investors will be seen to have helped put the floor under the housing market,” said David Bragg, an analyst at Green Street Advisors. “In some of the key markets, that contributed to the recovery.”

The story, though, often looks more complicated on the ground. Joe Cusumano, a real estate agent in Riverside County, Calif., said that in recent months 90 percent of his business had been for companies like Invitation Homes, a Blackstone subsidiary. Home values in Riverside County have risen by 15 percent in the last year, according to CoreLogic.

But Mr. Cusumano said he wondered if faraway investors would properly maintain the homes they buy. He said that Invitation Homes had been willing to put money into the properties, but he was not so sure about the other players. He also worries what will happen when these investors start selling, as they inevitably will.

“The thing that scares me is the values going up so quickly,” said Mr. Cusumano. “That’s what happened before and that’s what’s scaring me. Is this going to happen again?”

The idea of investors’ buying homes and renting them out is nothing new. But in the past, landlords were almost always local. Now big investors are using agents like Mr. Cusumano to stake a claim to entire neighborhoods.

In a sign of the potential peril ahead, some of the investment firms have recently taken the first steps to cash out.

The investment fund financed by Colony Capital filed last week to go public, the second firm to do so in May. Another early player in the business, the Carrington Holding Company, said last week that prices had risen too far, leading the firm to begin selling some of its holdings.

Fitch Ratings warned last Tuesday that prices for single-family homes in the regions with the biggest housing rebounds had been outpacing the growth rate in the local economies and “could stall or possibly reverse” if big investors start selling.

“We see economies that continue to struggle — we don’t see them recovering enough to justify this drastic increase in prices,” said Ms. Mistretta at Fitch.

Despite the recent gains, housing prices remain well below their precrisis highs. In Riverside, for example, home values are still down more than 40 percent from their 2006 records, according to CoreLogic.

To the extent that the housing rebound is becoming overheated in some pockets, it does not carry the most significant risks of the real estate boom that came crashing down in 2008. The new investment groups are not heavily indebted, making them less vulnerable to small movements in real estate values, and the risks are not spread as widely through the financial system.

Nearly all of the big investors have insisted that they plan to rent the houses they are buying for years to come. The Blackstone unit, Invitation Homes, has opened 14 offices across the country to serve the homes it has bought, a spokesman for the firm said.

At American Residential Properties, which went public in May, the chief executive, Stephen G. Schmitz, said that if other firms start selling their houses, “we’ll step up our buying.”

He added: “We still think that we’re in a buyer’s market.”

Yet some investment companies are already pulling back in the markets that have had the fastest growth. In Phoenix, the percentage of all house purchases involving investors fell to about 25 percent in March from a high of 36 percent last summer, according to the Campbell HousingPulse Survey. The same survey shows that investors have been increasing their presence in new areas like Florida and California.

All of this has made it hard for house hunters like Jeff Martin, who is looking to buy a fixer-upper in Riverside County. Mr. Martin, 58, has made offers on 15 houses over the last year. Last Wednesday, he received his latest rejection. On most of the houses, Mr. Martin has lost out to investors offering all cash.

Mr. Martin, a retired Navy veteran, puts much of the blame on banks that have been holding onto empty houses, lowering the supply of available homes. He said he has trouble faulting the investors, given that he was involved in real estate financing during the last boom. But he is worried that if mortgage rates begin to rise he will lose out on his opportunity to buy. Rising mortgage rates could also lead to a broader slowdown in the real estate recovery.

Mr. Cusumano said that the investors he works for have been trimming back their purchases in the area. His agency closed on three houses for investors in May, down from eight in February.

But the fevered pitch of the market has not died down.

In late May, one of his clients closed on a house just a month after it went on the market. There were eight bidders, despite a listing that said “NEEDS TLC!!” Mr. Cusumano’s client won the house only after agreeing to go $500 over the asking price of $194,500.

“It’s just a strange market,” he said. “We are in uncharted territory.”

Mr. Cusumano said he was concerned that outside investors would fail to take care of properties the way local buyers would.Emily Berl for The New York TimesMr. Cusumano said he was concerned that outside investors would fail to take care of properties the way local buyers would.

Article source: http://dealbook.nytimes.com/2013/06/03/behind-the-rise-in-house-prices-wall-street-buyers/?partner=rss&emc=rss

Essay: Coming Soon: ‘Invasion of the Walking Debt’

During, say, zombie movies, we Americans identify with that tough guy on horseback — the survivor with the Stetson and the rifle. It’s always the other guy, that poor sap sitting next to us, we think, who would become the half-eaten corpse.

Which, weirdly, just might explain the recent fascination with how bad things could become for the economy if the United States lost its triple-A credit rating.

Wall Street is worried that America’s gilt-edged rating will slip away. Maybe not today. Maybe not tomorrow. But a reckoning, many economists say, will come, given the nation’s staggering debts and dysfunctional politics. The possible repercussions include an even bigger budget deficit and higher borrowing costs for the government, businesses and consumers.

Just how far the shockwaves might travel is uncertain. So speculating about what an economic apocalypse might look like has become fashionable in both financial and political circles. Of course, for the millions of Americans who are out of work — some for years now — Armageddon is already here. Maybe a little hellfire — if homeowners’ insurance will cover it — is what we need to fix the mess.

But there is nothing so bad that it can’t get worse. And so last year, to great fanfare, “When Money Dies: Germany in the 1920s and the Nightmare of Deficit Spending, Devaluation and Hyperinflation,” first published in 1975, was reissued and found a cult following inside the Beltway and among hedge funds.

In “Zone One,” a forthcoming novel by the Pulitzer Prize finalist Colson Whitehead, a virus turns most of humanity into flesh-eating crazies; the narrator hunts stragglers around Wall Street. In “The Walking Dead,” the hit television series set in a zombie-infested America, an image of Atlanta’s abandoned financial district conjured an end-of-world vibe. Nothing says apocalypse, apparently, like a city without functioning A.T.M.’s.

But for all of our serious economic problems — persistent high unemployment, spreading home foreclosures, the risks that bad policy, bad luck or both will send the economy back into recession — the United States of 2011 is nowhere near as bad as, say, the Vienna of 1918.

“When Money Dies” charts the travails of people like Anna Eisenmenger, who bartered her dead husband’s gold watch for potatoes, watched her malnourished grandson develop scurvy and saw neighbors attack mounted policemen so they could slaughter and eat the horses. Next to the Weimar Republic, higher interest rates on credit cards — a likely outcome of the current debt bickering — seem tolerable.

Indeed, Raghuram G. Rajan, an economist at the University of Chicago, argues that even if the United States were to default on its debt briefly, the world would mostly keep calm and carry on. Americans’ lives probably wouldn’t change markedly, he says. The more troubling and longer-lasting issue would be the United States’ loss of credibility among investors and overseas sovereign wealth funds.

“A failure to compromise sends a signal to the world that U.S. politicians can’t get their act together, and this nation might not be the best choice for guiding the international economy,” Mr. Rajan says. “The real risk is that investors will start looking for another country as the world’s financial standard-bearer.”

Which raises the troubling possibility that what is happening now could stretch on for years. People could remain out of work, businesses could be starved of capital and politics could impede a lasting economic recovery.

At least killing zombies feels like a job.

Debt troubles have come and gone in this country, and not only on Capitol Hill. In the 1970s, New York City defaulted on its debt, and yes, the consequences were painful. Enrollment plummeted at City University campuses, which until then had offered free education. Seven thousand police officers were laid off. Crime skyrocketed. Services for the poor disappeared.

But in the wake of that crisis, the city started changing business regulations and tax structures, setting the stage for a building boom. As blue-collar manufacturing jobs evaporated, in came white-collar jobs in finance, real estate and so on.

Out of the ashes of default, the yuppies rose — and, eventually, the banking and hedge fund classes that helped give us the late, great bubble.

On second thought, maybe we’re better off with the undead.

Article source: http://www.nytimes.com/2011/07/31/business/with-threat-of-us-credit-downgrade-visions-of-apocalypse-and-zombies.html?partner=rss&emc=rss