Bitcoin: A Solution To The Housing Crisis
Over the last four years bitcoin has, among other things, established itself as an incredible corporate treasury asset that benefits those who adopt it as such. Microstrategy is the shining example of this theme going from a company that was hovering barely above a ~\(1B market cap in mid-2020 to a ~\)40B market cap company holding more than 1% of the 21,000,000 bitcoin that will ever exist. Microstrategy’s success has emboldened a number of other publicly trader companies to follow suit. Bitcoin as a corporate treasury asset is well on its way to becoming a standard. If you run a business that doesn’t hold bitcoin on its balance sheet you are doing yourself, your customers and your shareholders a disservice.
This is a trend that has its legs under it and will accelerate moving forward. A trend that I believe will emerge this cycle is incorporating bitcoin into real estate markets. Leon Wankum has been beating the drum about this for the last few years and I had the pleasure of sitting down with him this morning to record an episode of TFTC that will be published tomorrow morning. Leon is a real estate developer in Germany and he has made it his mission to educate and warn others in real estate about the demonetization of real estate that is under way due to the fact that bitcoin exists and it provides a far superior alternative.
These are pretty stark numbers. Nothing highlights the superior monetary properties of bitcoin better than looking at a chart of the average price of a home priced in USD v. bitcoin.
Since 2016: +46% in USD -99% in BTC
Since 2020: +34% in USD -70% in BTC
The funny thing is that an overwhelming majority of the individuals who make their living in real estate markets do not understand that this is happening to them. Many think they are doing exceptionally well all things considered. Sure, there may be a bit of a slow down and price retraction due to a couple of years of relatively elevated interest rates, but don’t worry! The Fed is lowering rates again and the good times are about to start back up. Nothing could be further from the truth. This trend is going to continue unabated until bitcoin is fully monetized and those is the real estate industry, particularly real estate developers and those who lend capital to developers, should seriously take the time to understand what is happening to them.
Real estate is the largest store of value asset in the world at the moment. The most common number that is thrown around for the total size of the market is \(300 TRILLION. \)300 TRILLION of wealth being stored in an asset that is illiquid, comes with maintenance costs, taxes, insurance premiums, and susceptible to extreme weather event, among other things. Compared to bitcoin - which is extremely liquid, saleable, divisible and hard to confiscate, real estate is a far superior asset to store your wealth in. This is something that I’m sure is well understood by many of you reading this letter.
What’s less understood is the dynamics of the real estate development market over the last few years, which have been severely hindered by elevated interest rates. The higher interest rate environment coupled with the inflationary pressures that forced rates higher in the first place have put developers in a predicament; they have a higher cost of capital to start new projects with raw material prices that are still much higher than they were before the economic lock downs of 2020-2022. This has led to a scenario where it isn’t advantageous to start new projects and the projects that broke ground in 2021-2023 are finding that they need to incur more debt to get their developments across the finish line.
Despite the fact that interest rates are on their way back down, it doesn’t seem like the economics of these projects are going to materially improve in the short to medium-term as headline inflation begins to creep back up. Couple this with the fact that the jobs market is cratering while real wages struggle to keep up with inflation and many builders are going to find themselves in a situation where they do actually complete a development problem but their cash flow suffers because their customers can’t afford the inflated rents that builders will have to charge to get a return on their outlaid capital. Many will be put in a situation where they are forced to be happy with lower rents (cash flow) or sit on the sidelines making no cash flow.
The post-1971 era that brought with it a booming real estate industry is suffering the same fate as the bond market; the generation bull market is over. Real estate prices may go up, but that will be nothing more than a mirage of wealth creation. The unit of account those prices are built on is in dollars, which are being debased at an accelerating rate. Developers, banks and borrowers need to de-risk their real estate exposure and, as Leon points out, bitcoin is the only way to do this in an effective way.
Moving forward developers will have to finance by dual collateralizing their debt with the real estate and bitcoin. In the graphic below Leon illustrates what this type of financing structure will look like. Instead of taking \(10m of debt to finance a project and putting it all into materials, construction and marketing, a developer will take out a \)10m loan, put $1m in bitcoin and the rest toward the development project. Over the course of the construction of the real estate project, bitcoin will sit in the credit structure and, if held for 4+ years, should increase significantly in value. Saving the builder from risk of default and providing him some optionality in terms of what he can do with the project once it’s finished.
In this scenario downside risk is contained - a developer isn’t pouring all of the cash into bitcoin at the beginning so the worst case scenario is that bitcoin goes to zero (highly unlikely) and they can eat the small loss and hope to make up with it via cash flows once a project is finished, while upside potential is enormous. Bitcoin is still monetizing and having exposure to the hardest monetary asset the world has ever while it’s monetizing has proven to be massively beneficial.
We are still in the early days of bitcoin and this idea will likely seem absolutely insane to most Tradfi investors, but I strongly believe that developers, banks and end consumers who don’t leverage this type of bitcoin structured credit will be cooked in the long-run. And those that take advantage of this type of structure first will be considered geniuses in 20 years.
There are many more nuanced benefits to this strategy; holding bitcoin allows landlords and management companies to weather ongoing maintenance costs throughout the years, those who take out mortgages dual collateralized with a house and bitcoin not only protect the equity value of their property but could see their equity values increase significantly more than others using vanilla mortgages, and builders who accumulate bitcoin in their treasuries will be able to use better raw materials when building, which leads to more valuable properties that cash flow for longer.
Again, it’s going to take time for these types of structures to become commonplace in the market, but I firmly believe this cycle will be the cycle that these strategies get off the ground. In four to five years they will have a track record and after that it will be considered irresponsible not to finance real estate in this way. The banks will begin to demand it.
Final thought… Sinus congestion sucks.