screening as a unied theory of delinquency renegotiation and bankruptcy we propose a parsimonious model with adverse selection where delinquency renegotiation and bankruptcy all occur in equilibrium as a result of a simple screening mechanism a borrower has private information about her cost of bankruptcy and a lender may use random contracts to screen dierent types of borrowers in equilibrium some borrowers choose not to repay and thus become delinquent the lender renegotiates with some delinquent borrowers in the absence of renegotiation delinquency leads to bankruptcy we apply the model to analyze eects of a government intervention in debt restructuring we show that a mortgage modication program aimed at limiting foreclosures that fails to take into account private debt restructuring may have the opposite eect from the one intended

the inexorable and mysterious tradeoff between inflation and unemployment this paper discusses the short run tradeoff between inflation and unemployment although this tradeoff remains a necessary building block of business cycle theory economists have yet to provide a completely satisfactory explanation for it according to the consensus view among central bankers and monetary economists a contractionary monetary shock raises unemployment at least temporarily and leads to a delayed and gradual fall in inflation standard dynamic models of price adjustment however cannot explain this pattern of responses reconciling the consensus view about the effects of monetary policy with models of price adjustment remains an outstanding puzzle for business cycle theorists several years ago i gave myself a peculiar assignment i decided to try to summarise all of economics in ten simply stated principles the purpose of this task was to introduce students to the economic way of thinking in the first chapter of my textbook principles of economics i figured if god could boil all of moral philosophy down to ten commandments i should be able to do much the same with economic science most of the ten principles i chose were microeconomic and hard to argue with they involved the importance of tradeoffs marginal analysis the benefits of trade market efficiency market failure and so on i allocated the last three principles to macroeconomics the first of these was a country s standard of living depends on its ability to produce goods and services which i viewed as the foundation of all growth theory the second was prices rise when the government prints too much money which i took to be the essence of classical monetary theory the last of my ten principles is the subject of today s lecture society faces a short run tradeoff between inflation and unemployment perhaps not surprisingly this statement turned out to be controversial when my publisher sent out the manuscript for review a few readers objected

stochastic models for strategic resource allocation in nonprofit foreclosed housing acquisitions abstract increased rates of mortgage foreclosures in the u s have had devastating social and economic impacts during and after the 2008 financial crisis as part of the response to this problem nonprofit organizations such as community development corporations cdcs have been trying to mitigate the negative impacts of mortgage foreclosures by acquiring and redeveloping foreclosed properties we consider the strategic resource allocation decisions for these organizations which involve budget allocations to different neighborhoods under cost and return uncertainty based on interactions with a cdc we develop stochastic integer programming based frameworks for this decision problem and assess the practical value of the models by using real world data both policy related and computational analyses are performed and several insights such as the trade offs between different objectives and the efficiency of different solution approaches are presented

an inventory model embedded in designing a supply contract to reduce lead time and its variability modern supply and transportation contracts often specify the frequency of and volume available for future deliveries in advance even when final demand is somewhat uncertain yano and gerchak yano c a y gerchak 1989 transportation contracts and safety stocks for just in time deliveries manufacturing and oper management 2 314 330 we explore the joint optimization of contract parameters and inventory control policy in such environments we first model and derive the optimal periodic review inventory policy corresponding to a given supply contract which generates piecewise linear convex ordering costs the optimal policy has two critical levels and there is a range of stock levels for which the quantity ordered equals the contract volume to numerically compute the critical levels we model consecutive inventory levels as a markov chain whose steady state distribution is used to compute the holding shortage and transportation costs we then use the

fairness and inflation persistence we argue that peoples concern for fairness may explain an unsolved puzzle in macroeconomics the persistence of ine ation we extend a 1990 wage contracting model of bhaskar in which workers disutility from being paid less than other workers exceeds their utility from being paid more this model generates a continuum of equilibria over a range of wages and unemployment rates if workers expectations are based on the past behavior of wage growth these beliefs will be self fule lling generating ine ation persistence within but not outside of this range based on quarterly u s data over the period 1955 2000 we e nd evidence that ine ation is more persistent between unemployment rates of 4 7 and 6 5 than outside these bounds jel e31 e3 e5

impact of transportation contract on inventory systems with demand cancellation abstract supply contracts often specify the quantity of inventory for shipments where retailers are liable to pay for ordering costs if order quantity exceeds the contracted size we analyze a periodic review system where the firm manages its demand that are reserved with a one period leadtime together with a multi tier supply contract we show that the optimal inventory policy has the primary structure of finite generalized base stock policy whose critical numbers depend on reservation parameters the single multiple periods and the infinite horizon models are studied the presence of ordering costs needs a different approach from that in yuan and cheung 2003 to analyze the infinite horizon model

when does delinquency result in neglect mortgage distress and property maintenance abstract numerous studies have found that foreclosed properties sell at a discount and push down the sale prices of nearby properties which may be partly driven by poorer maintenance of the foreclosed homes however direct evidence of foreclosure related property neglect has been scarce this paper uses data on constituent complaints and requests for public services made to the city of boston to examine the incidence and timing of this type of foreclosure externality interior and exterior property conditions appear to suffer most while homes are bank owned although complaints about reduced maintenance are also common earlier in the foreclosure process

analysis of supply contracts with quantity flexibility this paper explores a class of supply contracts under which a buyer receives discounts for committing to purchases in advance the further in advance the commitment is made the larger the discount as time rolls forward the buyer can increase the order quantities for future periods of the rolling horizon based on updated demand forecast information and inventory status however the buyer pays a higher per unit cost for the incremental units such contracts are used by automobile and contract manufacturers and are quite common in fuel oil and natural gas delivery markets we develop a finite horizon dynamic programming model to characterize the structure of the optimal replenishment strategy for the buyer we present heuristic approaches to calculate the order volume in each period of the rolling horizon finally we numerically evaluate the heuristic approaches and draw some managerial insights based on the findings

inflation adjustment and labour market structures evidence from a multi country study the impact of labour market structures on the response of inflation to macroeconomic shocks is analysed empirically results based on a 20 country panel show that if labour market coordination is high the effect on inflation of movements in unemployment import prices tax rates and productivity is dampened both on impact and dynamically in contrast monopoly power in labour supply measured by the percentage unionisation of the workforce appears to amplify the response of inflation to its reduced form determinants these findings are attributed to the behaviour of wages following movements in demand and supply side conditions

optimal inventory policy with supply uncertainty and demand cancellation we consider a periodic review model where the firm manages its inventory under supply uncertainty and demand cancellation we show that because of supply uncertainty the optimal inventory policy has the structure of re order point type that is we order if the initial inventory falls below this re order point otherwise we do not order this is in contrast to the work of yuan and cheung 2003 who prove the optimality of an order up to policy in the absence of supply uncertainty we also investigate the impact of supply uncertainty and demand cancellation on the performance of the supply chain using our model we are able to quantify the importance of reducing the variance of either the distribution of yield or the distribution of demand cancellation the single multiple periods and the infinite horizon models are studied

do corporations sell houses for less a test of housing market efficiency this paper examines the popular notion that houses sold by corporations as a part of the employee relocation process sell at a discount we argue that such discounts conradict the notion of an efficient market in which indentical houses have the same expected sales price we test for corporate individual owned house price homogeneity using data from a metropolitan area in the us the evidence supports our single price hypothesis corporate houses do not sell for less than they would if sold by individuals

the contagion effect of foreclosed properties although previous research shows that prices of homes in neighborhoods with foreclosures are lower than those in neighborhoods without foreclosures it remains unclear whether the lower prices are the result of a general decline in neighborhood values or whether foreclosures reduce the prices of nearby non distressed sales through a contagion effect we provide robust evidence of a contagion discount by simultaneously estimating the local price trend and the incremental price impact of nearby foreclosures at its peak the discount is roughly 1 per nearby foreclosed property the discount diminishes rapidly as the distance to the distressed property increases the contagion discount grows from the onset of distress through the foreclosure sale and then stabilizes this pattern is consistent with the contagion effect being the visual externality associated with deferred maintenance and neglect

depreciation of housing capital maintenance and house price inflation estimates from a repeat sales model abstract the rate at which physical capital depreciates is fundamental to investment in the economy nevertheless although housing capital accounts for one third of the total capital stock the rate at which housing capital depreciates has only rarely been directly estimated in part because prior studies do not control for maintenance for that same reason widely publicized measures of house price appreciation overstate the capital gain from homeownership using data from the american housing survey we examine these issues over the 1983 to 2001 period results indicate that gross of maintenance housing depreciates at roughly 2 5 percent per year while net of maintenance housing depreciates at approximately 2 percent per year moreover although the typical home appreciated at an annual real rate of roughly 0 75 percent after allowing for depreciation and maintenance the average homeowner experienced little capital gain

measuring the external benefits of homeownership abstract the subsidization of homeownership is justified on efficiency grounds only to the extent that it provides benefits to people other than the homeowner we use the clustered neighborhoods subsample in the american housing survey to measure that benefit in the form of higher housing prices in neighborhoods with higher ownership rates and lower vacancies we attempt to account for unobservable neighborhood and house attributes that may be correlated with occupancy and ownership through instrumental variables switching regressions and panel methods estimates indicate that a housing transition from renting to owning creates approximately 1300 in measured benefits

i can hear my neighbors fracking the effect of natural gas production on housing values in tarrant county tx abstract in this study we estimate the effect of hydraulically fractured natural gas wells on residential real estate prices we exploit variation in distance to nearby gas wells in home sale prices to estimate this effect in contrast to previous studies we focus on a relatively densely populated area a section of the dallas ft worth arlington urban area using a dataset of 127 556 observations from tarrant county texas over the period 2005 2011 we find robust evidence that increased proximity to a well leads to reduced home sale prices existence of wells within 3500 ft of a property reduces property values by approximately 1 5 3 we demonstrate that the reduction seems to be driven by unconventional rather than conventional wells and that well construction causes an added 1 2 reduction in home value

housing market resilience neighbourhood and metropolitan factors explaining resilience before and after the us housing crisis the advent of the millennium witnessed unparalleled volatility in the housing market a cycle of bust and recovery to which some us neighbourhoods were resilient and others not most planning schol

the principal principle i analyze optimal loan modification schemes in a stochastic home price and stochastic interest rate environment lenders maximize loan values by managing the borrower s option to default on the loan and prepayment option given negative equity controlling for the borrower s ability to pay rate reductions and maturity extensions result in a higher probability of redefault by homeowners even after modification of their loans in contrast loan write downs the principal principle not a favored recipe are value maximizing for the lender a shared appreciation mortgage enhances the ability to pay mitigates adverse selection and reduces the present value of expected deadweight foreclosure costs

relative price changes as aggregate supply shocks this paper proposes a theory of supply shocks or shifts in the short run phillips curve based on relative price changes and frictions in nominal price adjustment when price adjustment is costly firms adjust to large shocks but not to small shocks and so large shocks have disproportionate effects on the price level therefore aggregate inflation depends on the distribution of relative price changes inflation rises when the distribution is skewed to the right and falls when the distribution is skewed to the left we show that this theoretical result explains a large fraction of movements in postwar u s inflation moreover our model suggests measures of supply shocks that perform better than traditional measures such as the relative prices of food and energy

a production inventory system with markovian capacity and outsourcing option we study the optimal production inventory outsourcing policy for a firm with markovian in house production capacity that faces independent stochastic demand and has the option to outsource we find very simple optimal policy forms under fairly reasonable assumptions in addition when the capacity markov process is stochastically monotone the policy parameters decrease in the firm s current capacity level under additional assumptions all these results extend to the infinite horizon and undiscounted cost cases we analyze comparative statics and the necessity of some technical conditions and discuss when the outsourcing option is more valuable

foreclosure contagion and the neighborhood spillover effects of mortgage defaults in this paper i identify shocks to interest rates resulting from two administrative details in adjustable rate mortgage contract terms the choice of financial index and the choice of lookback period i find that a 1 percentage point increase in interest rate at the time of adjustable rate mortgage arm reset results in a 2 5 percentage increase in the probability of foreclosure in the following year and that each foreclosure filing leads to an additional 0 3 to 0 6 completed foreclosures within a 0 10 mile radius in explaining this result i emphasize price effects bank supply responses and borrower responses arising from peer effects

this old house historical restoration as a neighborhood amenity property markets do not fully price the public s value for historic homes to correct the intergenerational externality associated with historical preservation while preservation for future generations often provides the primary motivation for pigovian subsidies historical preservation or restoration policies may also have significant contemporary amenity effects this study exploits unique data on the use of rehabilitative tax credits rtcs in virginia to estimate the extent to which historic property investment generates market externalities for nearby nonhistoric properties using a difference in differences approach the results indicate that homes in close proximity to rtcs sell at a premium with only modest liquidity effects

forced sales and house prices the market for housing differs in several important ways from the textbook model of a liquid asset market with exogenous fundamentals this implies that the price at which a house is sold can be influenced not only by general supply and demand conditions but also by idiosyncratic factors including the urgency of the sale and the effects of the ownership transfer on the physical quality of the house first houses are productive only when people are living in them owning an empty house is equivalent to throwing away the dividend on a financial asset second houses are fragile assets that need maintenance and are vulnerable to van dalism unoccupied houses are particularly vulnerable and expensive to protect third short term rental contracts involve high transactions costs resulting from the moving costs of renters and the need of homeowners to protect their property against damage fourth houses are expensive indivisible and heterogeneous assets each house has certain unique characteristics which are likely to appeal to certain poten tial buyers and not to others so selling a house requires matching it with an appro priate buyer because of the high costs of intermediation in housing this task is normally undertaken by a real estate broker rather than a dealer fifth most home owners must finance their purchases using mortgages collateralized debt contracts that transfer home ownership to the mortgage lender through a foreclosure process if the homeowner defaults the expansion of mortgage credit in the early 2000s and the recent decline in house prices have led to an unprecedented increase in foreclosures since 2006 foreclosures transfer houses to financial institutions which must maintain and pro tect them until they can be sold foreclosed houses are likely to sell at low prices both because they may have been physically damaged during the foreclosure pro cess and because financial institutions have an incentive to sell them quickly in a liquid market an asset can be sold rapidly with a minimal impact on its price but

interactive property valuations this paper estimates models of social interactions within residential neighborhoods using data on neighborhood clusters for standard metropolitan areas in the united states from the american housing survey for 1985 and 1989 it examines eects of social interactions in the form of reaction functions for homeowners valuation of their properties at the level of the immediate residential neighborhood with neighborhoods consisting of a randomly chosen dwelling unit and about ten nearest neighbors the paper identifies the eect of endogenous social interactions to be significant and large ranging from 0 587 to 0 770 and much more important then the dynamic autoregressive structure of the model when both variables are present and both are significant the interactive regressions that it reports improve upon commonly used hedonic regressions as well the paper provides empirical support for the notion common in the real estate world of the importance of neighboring properties in property valuations

how strong is the macroeconomic case for downward real wage rigidity we explore the existence of downward real wage rigidity drwr at the industry level based on data from 19 oecd countries for the period 1973 1999 the results show that drwr compresses the distributions of industry wage changes overall as well as for specific geographical regions and time periods but there are not many real wage cuts that are prevented more important however drwr attenuates larger real wage cuts thus leading to higher real wages there is stronger evidence for downward nominal wage rigidity than for drwr real wage cuts are less prevalent in countries with strict employment protection legislation and high union density

unemployment insurance as a housing market stabilizer this paper studies the impact of unemployment insurance ui on the housing market exploiting heterogeneity in ui generosity across us states and over time we find that ui helps the unemployed avoid mortgage default we estimate that ui expansions during the great recession prevented more than 1 3 million foreclosures and insulated home values from labor market shocks the results suggest that policies that make mortgages more affordable can reduce foreclosures even when borrowers are severely underwater an optimal ui policy during housing downturns would weigh among other benefits and costs the deadweight losses avoided from preventing mortgage defaults

incentives for procrastinators we examine how principals should design incentives to induce time inconsistent procrastinating agents to complete tasks efficiently delay is costly to the principal but the agent faces stochastic costs of completing the task and efficiency requires waiting when costs are high if the principal knows the task cost distribution she can always achieve first best efficiency if the agent has private information the principal can induce first best efficiency for time consistent agents but often cannot for procrastinators we show that second best optimal incentives for procrastinators typically involve an increasing punishment for delay as time passes

wage relativities and the natural range of unemployment if workers are concerned about their relative wage this can give rise to continuum of natural rates of unemployment that are perfect foresight equilibria these equilibria can be pareto ranked in the same order as their level of employment which equilibrium is reached depends upon expectations in a bootstraps way so that sunspots can induce fluctuations and monetary policy can bring about shifts between equilibria due to coordination failures perfectly rational agents may make systematic forecasting errors even in the absence of intrinsic uncertainty if a few agents have adaptive expectations the economy behaves in a keynesian manner within the natural range while being classical at its extremes

subprime mortgage default abstract this paper constructs a reduced form credit risk model of mortgage default the data used is of privately securitized subprime arms adjustable rate mortgages originated between 1997 and 2008 and observed between 2000 and 2009 the period studied thus encompasses the beginning of the subprime crisis given the estimated model contractual properties of the loans are then used to infer the market price of default risk for the various quarters of origination it is empirically determined that a change in the inherent nature of borrowers led to a deterioration in their default performance a change which can be first detected in late 2004 on the other hand the evidence also indicates that the secondary mortgage market became aware of this change at about this same time the large rise in defaults in 2007 cannot therefore be attributed to any surprise other than the unexpectedly large fall in housing prices

on inflation and output with costly price changes a simple unifying result this paper determines the real effects of credible disinflation when price setting is staggered the results are surprising a fairly quick disinflation causes a boom this finding suggests that nominal price rigidity alone does not explain why disinflation is costly in actual economies this abstract was borrowed from another version of this item

optimal policy for a periodic review inventory system under a supply capacity contract transportation and production contracts often specify the frequency and volume reserved by the supplier for a particular customer s deliveries this practice motivated henig et al henig m y gerchak r ernst d pyke 1997 an inventory model embedded in designing a supply contract management sci 43 184 189 to study a periodic review inventory control model where ordering cost is zero if the order quantity does not exceed a given contract volume and is linear in the excess quantity otherwise this paper addresses the same problem but with a fixed cost if the order quantity is above the contract volume the fixed cost may represent the cost of disruption for the supplier finding more trucks arranging extra processing capacity persuading other customers to wait etc as well as additional administrative costs also suppliers may impose such costs simply to induce desired behavior by buyers this order cost function is neither convex nor concave the classical inventory models with fixed costs are special cases with contract volume zero we partially characterize the optimal policy for this system and develop a simple effective heuristic policy we also apply the model to a production control problem in which an incentive is provided for not ordering over a certain quota

forced asset sales and the concentration of outstanding debt evidence from the mortgage market we provide evidence that lenders differ in their ex post incentives to internalize price default externalities associated with the liquidation of collateralized debt using the mortgage market as a laboratory we conjecture that lenders with a large share of outstanding mortgages on their balance sheets internalize the negative spillovers associated with the liquidation of defaulting mortgages and thus are less inclined to foreclose we provide evidence consistent with our conjecture arguably as a consequence zip codes with a higher concentration of outstanding mortgages experience smaller house prices declines these results are not driven by unobservable zip code or lender characteristics

hedonic prices and implicit markets estimating demand and supply functions for differentiated products in choosing the level of quality to purchase the buyer of a differentiated product also chooses a point on the marginal price schedule for that product hence in general the demand functions for product characteristics cannot be consistently estimated by ordinary least squares market equilibrium results in a matching of characteristics of demanders and suppliers this matching restricts the use of buyer and seller characteristics as instruments when estimating demand and supply functions for product characteristics the paper develops these issues a stochastic structure for hedonic equilibrium models is then proposed identification results are presented and estimation procedures are outlined

periodic review production models with variable capacity random yield and uncertain demand we investigate a production planning problem in a periodic review environment with variable production capacity random yields and uncertain demand the implications of random yields and variable capacity for lot sizing previously have been explored separately but not jointly many production environments are likely to be subject to both types of uncertainties to minimize the total discounted expected costs production holding and shortage costs we formulate the problem as a stochastic dynamic program for the finite horizon problem we prove that the objective function is quasi convex and that the structure of the optimal policy is characterized by a single critical point for the initial stock level at each period that is if the initial stock is greater than this critical point the optimal planned production is zero otherwise it is greater than zero expressions for solving the critical point and the optimal planned production are obtained we further show that the solution for the finite horizon problem converges to that of the infinite horizon problem