Looking to the Long Term

Economic Analysis, Political Analysis

Looking to the Long Term

No Comments 15 April 2010

Our inaugural issue (Winter 2010) examined how the Inland Empire was facing one of the most severe recessions in history. This issue continues that analysis, but also notes how some sectors are looking beyond the recession and investing in the future.

To help assess the prospects for growth and investment in the Inland Empire, we have developed two new economic indices specific to the region. Our Inland Empire Coincident Economic Index (CEI) provides information about the current state of the economy, and our Inland Empire Leading Economic Index (LEI) seeks to predict future economic conditions (p. 2). There is no question that the Inland Empire will continue to struggle to recover. Commercial real estate vacancy rates have been rising (p. 12) and trade volume has been decreasing (p. 14). However, the indices we are developing will help businesses position themselves for the region’s eventual recovery.

Turning to the public sector, we discuss how the City of Riverside, the Inland Empire’s largest city, is seeking to maintain innovative policies during a period of reduced revenues (p. 8). Under Mayor Ronald Loveridge’s leadership, Riverside has continued to make strategic investments in infrastructure, technology, the environment, and the arts. Meanwhile, some of the region’s Native American tribes, including Agua Caliente, are seeking to diversify their business enterprises to sustain future growth (p. 18), and candidates for the California state legislature in Inland Empire districts are debating how to promote economic recovery (p. 20).

The publishers of Inland Empire Outlook are also looking to the future. The Rose Institute of State and Local Government and the Lowe Institute of Political Economy have recently launched the Inland Empire Center for Economics and Public Policy. The new center is designed to provide the Inland Empire with expert analysis of the region’s political and economic trends. In one of its first ventures, the center has formed a partnership with the UCLA Anderson Forecast, California’s premier economic forecasting organization. This affiliation will combine the experience of the UCLA Anderson Forecast with the Inland Empire Center’s specialized knowledge of the region. As part of this collaboration, the Inland Empire Center and UCLA Anderson Forecast plan to co-host conferences featuring topics of special concern for the Inland Empire at local venues in San Bernardino and Riverside counties. The conferences will help establish the UCLA Anderson Forecast/Inland Empire Center partnership as the preeminent source for economic and political analysis of the region.

Trends in Commercial Real Estate

Economic Analysis

Trends in Commercial Real Estate

No Comments 15 April 2010

At the peak of the housing market in August 2006, the construction industry employed more than 10 percent of the Inland Empire’s labor force. Today, it employs barely 5 percent. This sharp decline in construction jobs, which was felt in both the residential and commercial sectors, demonstrates how important the real estate market had become to the region’s overall economy in recent years.

The Winter 2010 issue of Inland Empire Outlook focused on residential real estate and reported that even when the value of that market reached its lowest point in late 2009, it showed no signs of a quick rebound. But the downturn in the residential sector provides only a partial picture of the Inland Empire’s real estate market. For a more comprehensive view how real estate affects overall economic activity in the Inland Empire, it is also necessary to consider the commercial real estate sector.

Commercial real estate can be divided into three primary categories—office space, industrial space, and retail and shopping space. Office and industrial real estate, because of their ties to employment, can be viewed as potential drivers of the economy and, to a certain extent, drivers of retail and shopping and residential real estate. As companies return to financial stability and increase their local employment, the improving job market will likely boost residential real estate prices and rising discretionary income among reemployed residents will help restore consumer spending.

Retail Follows Rooftops: Trends in Retail and Shopping Real Estate

Historical data show that residential housing and retail and shopping space are affected by a common set of factors. Fluctuations in retail and shopping space tend to mirror the activity of the residential housing market but generally with a slight lag. Accordingly, it is likely that if residential real estate recovers, retail and shopping space should follow. An examination of historical vacancy rates in retail real estate reveals that this relationship has, indeed, existed in this region.

In March 2002, the region’s retail and shopping vacancy rates were only 1 percent, but starting in the third quarter of 2002, they started to climb. By December 2003, the retail and shopping vacancy rate had more than quadrupled, ending slightly greater than 4 percent. Then, in mid-2006, the residential housing market crashed. Over the next three years, retail and shopping vacancy rates soared and by September of 2009, almost 9 percent of existing retail and shopping space in the Inland Empire lay vacant. These trends show that there is a relationship between residential and retail and shopping real estate in the Inland Empire, and that a recovery in retail real estate is unlikely to appear until the residential housing market has shown clear signs of recovery.

Driving the Economy: Trends in Office and Industrial Real Estate

Vacancy rates for office and industrial real estate in the Inland Empire remained stable between 2000 and the summer of 2007, when both sectors saw vacancy rates skyrocket. The timing of the sudden increase in office and industrial vacancy rates coincided with the collapse of the housing market. In March 2007, office and industrial real estate vacancy rates rose sharply to 8 percent and approximately 6 percent, respectively. These vacancy rates continued to increase over the next two years until June 2009. At that time, they again leveled off but at an all-time high: office real estate had a vacancy rate close to 17 percent and industrial real estate had about a 15 percent vacancy rate.

Although these vacancy rates have reached historic highs, they nevertheless understate the dire condition of commercial real estate in the Inland Empire because they fail to account for the dearth of construction of new commercial space units. While existing office and industrial real estate properties remain vacant, there is very little demand for new development. Over the past year, the amount of rentable building area (RBA) under construction has plummeted to unprecedented lows. Because there is virtually no new industrial real estate construction in the region, recent rates reflect only the vacancy of existing real estate.

The Demise of Commercial Real Estate

The high commercial real estate vacancy rates in the Inland Empire show no signs of decreasing in the coming months. While commercial real estate may have found its bottom, as residential real estate did in late 2009, it will not likely recover quickly. For commercial real estate to have a positive impact on economic activity, a significant increase in occupancy rates would need to be accompanied by an upswing in construction. The low probability of this outcome provides little hope that real estate will spur a broader economic recovery. More generally, it is unlikely that real estate will soon reassert its pre-recession role in driving economic activity in the Inland Empire.

Leading Economic and Coincident Economic Indicators in I.E.

Economic Analysis

Leading Economic and Coincident Economic Indicators in I.E.

No Comments 15 April 2010

From December 2007 to the end of the second quarter of 2009, the United States suffered its most severe economic downturn since the Great Depression. This period is now referred to as the “Great Recession.” While much of the rest of the country appears to be emerging from this long downturn, it is less clear that the recession has run its course in California or the Inland Empire.

Despite current economic news claiming that job creation in the United States reached a three year high in March 2010, unemployment rates in California rose to an astonishing 12.5 percent in February 2010—the highest unemployment rate since the state began publishing this data in 1976. Only three other states—Michigan, Nevada, and Rhode Island—have a weaker labor market than California. Worse yet, unemployment rates in the Inland Empire increased from 14.1 percent in December 2009 to 15.0 percent in January 2010, a very large jump in a single month. According to the seasonally unadjusted February data, San Bernardino and Riverside Counties are currently facing unemployment rates of 14.4 percent and 14.9 percent respectively, which are approximately 10 percentage points higher than what they were in May 2007.

Unemployment is one measure of the health of an economy, but it can be a misleading—or at least insufficient—measure because it is frequently a lagging economic indicator. For example, the national unemployment rate reached a peak of 10.1 percent in November 2009, even though the recession supposedly ended several months earlier.

What measures should business leaders in the Inland Empire use when considering whether to hire new full time workers and make long-term investments?

Business Cycle Indicators

To forecast economic activity in the Inland Empire, we have created two new economic indices specifically for the region—a “Coincident Economic Index” (CEI) to gain information about the current state of the economy and a “Leading Economic Index” (LEI), which tries to predict the future state of the region’s economy.

CEIs and LEIs for the United States were originally introduced in the 1930s by the National Bureau of Economic Research (NBER), a non-profit economic think tank. The national CEI currently contains four economic series (non-farm employment, industrial production, manufacturing and trade sales, personal income less transfer payments), while the national LEI has ten series pertaining to stock price, real estate, and other measures of production.

In the graph below, shaded areas correspond to U.S. recessions, as dated by the NBER. Contrary to popular perception, the NBER does not define “recession” as two consecutive quarters of negative growth. Instead, the NBER defines a recession as a period of diminished economic activity. The NBER designated the onset of the Great Recession in December 2007, but has not determined its end date. Indeed, on April 12, the NBER announced that its Dating Committee has decided it is premature to date the recession’s conclusion. Other organizations, such as the Federal Reserve Bank of St. Louis, estimate that the Great Recession ended in July 2009, while the Lowe Institute Business Cycle Dating Committee favors June 2009 as the end date.

Column 1 of Table 1 (on the following page) lists the beginning and end of the seven most recent U.S. recessions as dated by the NBER. The interested reader can find U.S. recessions and expansions dating back to 1854 at the NBER website.  

Ideally, the LEI should forecast economic conditions at least three months into the future to help businesses and the government make budget and inventory decisions. In a few instances (as in 2001) the LEI provided less than a three month warning about an approaching recession.

Other times (as in 1995) the LEI indicated that, despite signs of a downturn, a recession never occurred. The LEI is less successful in forecasting recoveries than the onset of recessions. Sometimes (as in 1975, 1980, and 1991) the LEI indicated a recovery only two months before the end of a recession. While these indices may not be perfect, they do a reasonably good job analyzing current and future economic business conditions, which explains their popularity with the business community.

California

While the NBER is widely recognized as the unofficial arbiter of dating business cycles in the United States, there is no reason to believe that business cycles are identical for all regions across the country.

Dating recessions for smaller geographic areas is controversial. For example, Ed Leamer of UCLA Anderson Forecast has argued that a recession resembles a national disease, where infections do not occur at the same time in all parts. One can think of the flu season as an analogy. This argument might suggest that we should only choose national dates for the recession.

We believe, however, that when a geographical area, such as California, is large enough and a recession shows distinct regional variations, separate dating is justified. California differs from other geographic areas in the United States in both population size and in State Gross Domestic Product. With approximately 38 million residents, California is more populated than Canada and approximately the same size as Australia or the Netherlands. The bottom line is that, by virtue of its population size and total output, California deserves individual consideration.

Moreover, the flu analogy may not hold if the flu does not affect the country as a whole. It is well known that the 1990s recession in the United States was primarily bi-coastal in severity and had a much greater impact on California than it did on a state like Texas, which did not experience a downturn. Despite variations of this type, economic indices by state are scarce and have not been thoroughly analyzed. The Federal Reserve Banks of Dallas, Minneapolis, and New York date recessions for states in their district while the Federal Reserve Bank of Philadelphia has created CEIs for each state. The Federal Reserve Bank of San Francisco has been lagging in this respect, however, which seems remarkable given the sheer size of the California economy. California’s importance is evidenced by the fact that if the state were removed from the picture, the U.S. economy would have had no negative annual growth during the recessions of 1990-1991 and 2001.

Many economic series for California date back only to 1979. As a result, the Lowe Institute Business Cycle Dating Committee has analyzed California’s business cycles over the past three decades—a period that includes four national recessions. This analysis indicates that:

• The timing of the 1981-1982 recession was approximately the same in California and the nation. This downturn began when the Federal Reserve introduced a new tight monetary policy.

The 1990s recession began simultaneously in California and the rest of the United States. However, this recession’s effects were more severe and prolonged in the Golden State. The recession lasted 41 months in California, finally ending in October 1993. By comparison, the Great Depression of the 1930s lasted 43 months. While California suffered an additional decline in economic activity in early 1994 due to the Northridge earthquake, the Dating Committee did not believe this event warranted the extension of the recession into 1994, but rather viewed it as a one-time shock.

• The 2001 recession in California largely coincided with the national recession, but lasted longer, which can be explained by the acute damage Northern California experienced from the burst of the dot com bubble.

• The current recession had its origins in California, particularly in the real estate sector and the sub-prime mortgage crisis. The recession also gained additional momentum with the steep rise in oil prices in the state. Gas prices in San Francisco reached $3.60 in the summer of 2007 and were almost that high again in November of that year. Some remote areas of the state reported prices of over $4.50 during that same time period. The Dating Committee evaluated significant decreases in economic activity in all of California starting in the summer of 2007, almost half a year before the official start of the U.S. recession. While some have argued that the recession ended in California by early 2010, we disagree.

The Federal Reserve Bank of Philadelphia has produced a CEI for all U.S. states, including California. Although the methodology used to generate the CEI is different from that employed by the Conference Board and by the Lowe Institute Business Cycle Dating Committee, there is much agreement between the CEI and dates we have chosen.

In general, the CEI of the Philadelphia Fed identifies recessions that are slightly shorter than the ones identified by the Dating Committee.

Inland Empire

The Inland Empire is the second largest Metropolitan Statistical Area in California and has a larger population than either the Greater San Francisco or San Diego areas. By constructing a CEI and an LEI for the Inland Empire, we hope to provide business leaders and government officials a better understanding of economic activity in this region. We have identified historic economic peaks and troughs in the Inland Empire by looking at a variety of economic series. Because adequate data on a county level did not become available until approximately 20 years ago, our analysis is limited to the three most recent U.S. recessions. Table 1 provides the dates of the recessions for the Inland Empire since 1990. As this table indicates, the Inland Empire has behaved quite differently in recent recessions than the rest of California and the United States.

The 1990s recession in the Inland Empire was quite severe. The downturn started approximately half a year later than in the rest of California and ended approximately half a year earlier.

Although the Inland Empire experienced a rising unemployment rate during 2001, the Lowe Institute Business Cycle Dating Committee decided that the region did not experience a recession in the early 2000s. This is because employment never decreased during this period. The increase in the region’s unemployment rate in the early 2000s can be attributed to the rapid growth of population in San Bernardino and Riverside Counties.

• The Great Recession has been more severe in the Inland Empire than in other parts of the country because the region has been harder hit by the subprime mortgage crisis and its aftermath. The current recession started in the Inland Empire in March 2007 and still has not reached a conclusion.

The Lowe Institute’s Coincident Economic Indicator for the Inland Empire is composed of the following three series: employment, unemployment rates, and average hours of manufacturing.

The Inland Empire CEI decreases during recessions. This index suggests that the Inland Empire’s decline in economic activity may be slowing, although it is too early to predict recovery.

While the CEI is useful, most decision-makers want to know about the immediate future for planning purposes. Accordingly, the Lowe Institute combined the LEI for the United States with housing starts in the Inland Empire and the change in housing starts. The index takes into account the fact that economic activity in San Bernardino and Riverside Counties heavily depends on trends in the rest of the country, as well as in the local housing and construction industries.

The Inland Empire index turns significantly downward before the recession of the early 1990s and current recession began, and shows a steady increase before the Inland Empire exited the recession in the early 1990s. Furthermore, the index does not predict the recession of 2001, which, in fact, largely bypassed the region. The Inland Empire escaped that recession largely because the regional housing boom mitigated the impact of the dot com bust. Notably, the Inland Empire LEI shows an upturn at the end of 2009 or beginning of 2010—which provides some hope that the region should soon see an economic recovery. However, this finding should be viewed with caution, because the limited availability of historical economic data for the region makes it difficult to verify the model’s reliability until after the recovery is well underway.

For the I.E., the Housing Crisis Continues

Economic Analysis

For the I.E., the Housing Crisis Continues

1 Comment 15 December 2009

The decline in the Inland Empire’s housing market has contributed significantly to the length and depth of the current recession.

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Inland Empire: Trade Gateway of Southern California

Economic Analysis

Inland Empire: Trade Gateway of Southern California

No Comments 14 December 2009

Although it is unlikely the construction sector will help the region recover from the current recession, another sector has the potential to kick-start an economic upswing: logistics and distribution.

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Inland Empire’s Macroeconomics

Economic Analysis

Inland Empire’s Macroeconomics

No Comments 26 November 2009

Despite the Inland Empire’s economic growth over the past generation, residents in the region have not, on average, enjoyed rising incomes.

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Unemployment in the Great Recession

Economic Analysis

Unemployment in the Great Recession

No Comments 26 November 2009

The impact of the recession on the labor market in the Inland Empire has been severe.

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A New Publication at a Time of Crisis and of Promise

Economic Analysis, Political Analysis

A New Publication at a Time of Crisis and of Promise

No Comments 20 November 2009

We are pleased to present the Inaugural Issue of Inland Empire Outlook—a newsletter analyzing economic and political trends shaping California’s fastest growing region.

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Inland Empire Outlook

Inland Empire Outlook is a newsletter analyzing economic and political trends shaping California’s fastest growing region. The Lowe Institute of Political Economy and the Rose Institute of State and Local Government—two prominent research institutes at Claremont McKenna College—have joined forces to provide business and government leaders timely and sophisticated analysis of political and economic developments in this pivotal region.

All articles are available online, and or you can view a printable version here.

The Lowe Institute

The Lowe Institute of Political Economy analyzes economic policy issues and their social and political contexts. Director Marc Weidenmier, Ph.D., is a Research Associate of the National Bureau of Economic Research and a member of the Editorial Board of the Journal of Economic History. Manfred Keil, Ph.D., an expert in comparative economics, has extensive knowledge on economic conditions in the Inland Empire and has served as a consultant on economic development issues to several private firms in the region. Learn more about the Lowe Institute.

The Rose Institute

The Rose Institute of State and Local Government authors studies of political and demographic trends on national and local issues. Director Ralph Rossum, Ph.D., is a nationally recognized constitutional law scholar who has expertise in tribal law and the relationship between the region’s tribes and local governments. Kenneth P. Miller, J.D., Ph.D., is an expert in California politics and policy who studies political developments in the Inland Empire. David Huntoon, MBA, specializes in economic development in the region. See more at the Rose Report.

© Claremont McKenna College 2009.