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Irwin/McGraw-Hill
I. Introduction
Securitization: Packaging and selling of loans and other assets backed by securities.
Many types of loans and assets are being repackaged in this fashion including royalties on recordings ( David Bowie, Rod Stewart). Original use was to enhance the liquidity of the residential mortgage market, and provide a source of fee income. It also helps to reduce the effect of regulatory taxes such as capital requirements, reserve requirements, and deposit insurance premiums.
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FNMA actually creates MBSs by purchasing and holding packages of mortgages on its balance sheet; it also issues bonds directly to finance those purchases.
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Reserve requirement = 10% * $106.67 = $10.67m, leaves $96m to fund the mortgages. FDIC insurance premium = $106.66m * .0027 = $287,982 The three levels of regulatory taxes:
1. Capital requirements; 2. Reserve requirements; 3. FDIC insurance premiums.
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Creating GNMA pass-through securities can largely resolve the duration and illiquidity risk problems on the one hand and reduce the burden of regulatory taxes on the other.
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Investors of GNMA securities are protected against two levels of default risks: 1. Default Risk by the Mortgages
Through FHA/VA housing insurance, government agencies bear the risk of default. 2. Default Risk by Bank/Trustee: GNMA would bear the cost of making the promising payments in full and on time to GNMA bondholders.
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_______________________________________ Mortgage coupon rate = 12% - Service fee (to the bank) = 0.44 - GNMA insurance fee = 0.06 GNMA pass-through bond coupon = 11.50% ________________________________________
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2. Housing Turnover:
Due to a complex set of factors.
Prepayment gives mortgage holders a very valuable call option on the mortgage when this option is in the money. Irwin/McGraw-Hill
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Lower market yields increase present value of cash flows. Principal received sooner.
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The PSA (Public Securities Association) model assumes that the prepayment rate starts at 0.2% per annum in the first month, increasing by 0.2% per month for the first 30 months, until prepayment rate then levels off at a 6 % annualized rate for the remaining life of the pool. Issuers or investors who assume that their mortgage pool prepayment exactly match this pattern are said to assume 100 percent PSA behavior.
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7 %
6% 4 /2%
360 Months
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On approach to control these factors is by assuming some fixed deviation of any specific pool from PSAs assumed average or benchmark pattern. E.g., one pool may be assumed to be 75% PSA, and another 125% PSA. The formal has a lower prepayment rate than historically experienced; the latter, a faster rate.
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The conditional prepayment rates in month i for similar pools would be modeled as functions of economic variables driving prepayment; e.g., pi = f(mortgage rate spread, age, collateral, geographic factors, burn-out factor). Once the frequency distribution of the pis is estimated, the bank can calculate the expected cash flows on the mortgage pool under consideration and estimate its fair yield given the current market price of the pool.
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Option-adjusted spread between GNMAs and T-bonds reflects value of a call option. Specifically, the ability of the mortgage holder to prepay is equivalent to the bond investor writing a call option on the bond and the mortgagee owning or buying the option. If interest rates fall, the option becomes more valuable as it moves into the money and more mortgages are prepaid early by having the bond called or the prepayment option exercised.
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That is, the fair yield spread or optionadjusted spread (OAS) between GNMAs and T-bonds plus an additional yield for writing the valuable call option.
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6. Because of prepayment penalties and refinancing costs, mortgagees do not begin to prepay until mortgage rates fall 3% or more below the mortgage coupon rate. 7. Interest rate movements over time change a maximum of 1% up or down each year. The time path of interest rates follows a binomial process. 8. With prepayment present, cash flows in any year can be the promised payment R = $402,411, the promised payment (R) plus repayment of any outstanding principal, or zero in all mortgages have been prepaid or paid off in the previous year.
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End of Year 1: since interest rates can change up or down by 1% per annum, mortgages are not prepaid. GNMA bondholders receive the promised payment R=$401,114 with certainty.
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End of Year 2:There are three possible mortgage rates; 11%, 9%, and 7% with 25%, 50%, and 25% of probability.
If prepayment occurs, the investor receives: R + principal balance remaining at the end of yr 2 = $402,114 + $365,561 = $767,675 Thus CF2 = .25($767,675) + .75($402,114) = $493,504.15
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1 2 3
697,886 365,561 0
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E(CF1)
(1+d1+Os)
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E(CF2)
(1+d2+Os)2
E(CF3)
(1+d3Os)3
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Assume that the T-bond yield curve is flat, so that d1 = d2= d3 = 8%; then
$401,114 $493,504 (1+.08+ Os)2 $301,585 (1+.08+ Os)3
CMO structure
CMOs can be created either by packaging and securitizing whole mortgage loans or by placing existing pass-throughs in a trust. The investment bank or issuer creates the CMO to make a profit. The sum of the prices at which the CMO bond classes can be sold normally exceeds that of the original pass-throughs. Prepayment effects differ across tranches. Improves marketability of the bonds.
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Class A: Annual fixed coupon 7%, class size $50m Class B: Annual fixed coupon 8%, class size 50m Class C: Annual fixed coupon 9%, class size $50m
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Assume that in month 1 the promised amortized cash flows on the mortgages are $1m but there is an additional $1.5m cash flows as a result of early prepayment. These are distributed to CMO holders as:
Coupon payments:
Class A (7%): $291,667 Class B (8%): $333,333 Class C (9%): $375,000
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Principal Payments:
The $1.5m cash flows remaining will be paid to Class A holders to reduce its principal outstanding to $50m-$1.5m=$48.5m. Between 1.5 to 3 years after issue, Class A will be fully retired. The trust will continue to pay Class B and C holders the promised coupon payments of $333,333 and $375,000 monthly. Any cash flows over the promised coupons will be paid to retire Class B CMOs. Irwin/McGraw-Hill
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Class Z: This class has a stated coupon, such as 10%, and accrues interest for the bondholders on a monthly basis at this rate. The trust does not pay this interest, however, until all other classes are fully retired. Then Z-class holders received coupon and principal payments plus accrued interest payments. Thus, Z-class has characteristics of both a zero-coupon bond and a regular bond.
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This residual R-class is a high-risk investment class that gives the investor the rights to the overcollateralization and reinvestment income on the cash flows in the CMO trust. Because the value of the returns in this bond increases when interest rates rise, while normal bond values fall with interest rate increases, Class R often has a negative duration.
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Normally remain on the balance sheet and over-collaterized to reduce funding costs.
__________________________________________________________________ Assets Liabilities __________________________________________________________________ Long-term Mortgages $20 Insurance Deposits $10 Uninsured Deposits $10 __________________________________________________________________ Collateral $12 MBB $10 Other Mortgages $ 8 Insured Deposits $10 __________________________________________________________________
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Regulatory concerns: the bank gains only because the FDIC is willing to bear enhanced credit risk through its insurance guarantees to depositors.
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Pass-through strips
IO strips: The owner of an IO strip has a claim to the present value of interest payments by the mortgagees. When interest rates change, they affect the cash flows received on mortgages:
Discount Effect: As interest rates fall, the present value of any cash flows received on the strip rises, increasing the value of the IO strips. Prepayment Effect: As interest rates fall, mortgagees prepay their mortgages. The number of IO payments the investor receives is likely to shrink, which reduces the Irwin/McGraw-Hill value of IO bonds.
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PO Strip (Continued):
As interest rates fall, both the discount and prepayment effects point to a rise in the value of PO strip. The price-yield curve reflects an inverse relationship, but with a steeper slope than for normal bonds; I.e., PO strip bond values are very interest rate sensitive, especially for yields below the stated mortgage coupon rate.
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