As a frequent blogger, I am often approached by the public about a variety of topics. One of the most common questions over the years has been regarding the Mortgage REITs. I usually answer that they are attractive most of the time and horrible some of the time. This is one of those times I fear could be horrible.
I began my career trading mortgages back in 1986, so I have some understanding of the nature of the underlying investments that are being made (agency mortgages). That asset itself has what the finance professionals call "negative convexity". In lay terms, that means they can go up just a little in price but can go down a lot. Why? If interest rates decline, the borrower can refinance. Therefore, the investor typically doesn't like to pay a big premium. On the other hand, if interest rates rise, they can sink like a stone as their perceived maturity extends.
The mortgage REITS, which I've included not only invest in this asset that is essentially "short volatility", but they layer on a lot of leverage. They then, as REITS, pay out the vast majority of the spread between their borrowing costs and the mortgage interest. That's how they produce the big dividends.
As I said in the introductory paragraph, this is a strategy that works more often that not. The problem is that when it fails, it really fails. The main issues are the value of the underlying assets and the difference between borrowing costs and the yield on underlying investment. The steeper the yield curve and the lower interest rates, the better it is for producing big fat dividends. More leverage will help too.
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