Regional Outlook
 

FEDERAL DEPOSIT INSURANCE CORPORATION	 SECOND QUARTER 1999 

FDIC
 

Kansas City
 

Region
 

Division of 

Insurance 

Craig A. Rice,
 

Regional Manager
 

Jeffrey W. Walser,
 

Regional Economist
 

John M. Anderlik,
 

Senior Financial
 

Analyst
 

Christopher J. 


Sesler
 

Economic Analyst
 

Troy D. Osborne
 

Financial Analyst
 

In Focus This Quarter 

◆ Economic Conditions and Emerging Risks in Banking—This article 

provides an overview of economic conditions and banking industry trends, with a 

primary focus on potential risks to insured depository institutions. 

● Economic Developments—Low interest rates, dormant inflation, and rising 

stock markets have all contributed to a generally positive near-term outlook for 

the U.S. economy. See page 3. 

●	 Trends Affecting Banking Lines of Business—Although credit conditions 

appear strong, risks exist in the major banking lines of business.	 See page 7. 

Consumer Lending—Continued high consumer loan loss rates raise questions 

about how lenders will fare under less favorable economic circumstances. 

See page 8. 

Commercial Lending—Corporate loan growth accelerated in 1998 even as the
 

corporate sector showed signs of stress. See page 9.
 

Commercial Real Estate and Construction Lending—Selected metropolitan
 

markets are experiencing rapid commercial development despite declining
 

indicators of demand. See page 10.
 

Agricultural Lending—Falling commodity prices threaten U.S. farm operators. See page 11.
 

Funding and Interest Rate Risk—Intense competition and the changing term
 

structure of interest rates have presented challenges for banks and thrifts.
 

See page 12. 

● Indicators of Industry Performance—Weaknesses appear to be developing for 

banks with certain types of exposures, and the dispersion in performance among 

insured institutions is increasing. See page 13. 

By the Analysis Branch Staff 

Regional Perspectives 

◆ Region’s Economic and Banking Conditions—Unemployment rates 

remained low in 1998, but personal income grew relatively slowly. Low commodity 

prices depressed farm incomes in 1998 and are expected to continue to stress agriculture and related industries in 1999. Farm banks continue to report satisfactory 

operating results, but the level of problem loans is increasing in parts of North 

Dakota and Minnesota. See page 16. 

◆ Low Energy Prices Threaten Jobs in Kansas and North Dakota—Low 

oil prices have already caused the permanent shutdown of many oil wells in Kansas. 

If low prices persist, losses of energy-related jobs are expected in Kansas and North 

Dakota. See page 18. 

◆ Sprint’s New Office Complex May Challenge Kansas City’s Office 

Market—Vacancy rates throughout the metropolitan area are expected to increase 

significantly over at least the next two years after Sprint relocates to its new office 

complex in Johnson County, Kansas. See page 21. 

By the Kansas City Region Staff 

A Publication of the Division of Insurance 
The Regional Outlook is published quarterly by the Division of Insurance of the Federal Deposit 

Insurance Corporation for the following eight geographic regions: 

Atlanta Region (AL, FL, GA, NC, SC, VA, WV)
 

Boston Region (CT, MA, ME, NH, RI, VT)
 

Chicago Region (IL, IN, MI, OH, WI)
 

Dallas Region (CO, NM, OK, TX)
 

Kansas City Region (IA, KS, MN, MO, ND, NE, SD)
 

Memphis Region (AR, KY, LA, MS, TN)
 

New York Region (DC, DE, MD, NJ, NY, PA, PR, VI)
 

San Francisco Region (AK, AZ, CA, FJ, FM, GU, HI, ID, MT, NV, OR, UT, WA, WY)
 

Single copy subscriptions of the Regional Outlook can be obtained by sending the subscription 

form found on the back cover to the FDIC Public Information Center. Contact the Public Information Center for current pricing on bulk orders. 

The Regional Outlook is available on-line by visiting the FDIC’s website at www.fdic.gov/ 

publish/regout. For more information or to provide comments or suggestions about the Kansas City 

Region’s Regional Outlook, please call John Anderlik at (816) 234-8198 or send an e-mail to 

janderlik@fdic.gov. 

The views expressed in the Regional Outlook are those of the authors and do not necessarily reflect 

official positions of the Federal Deposit Insurance Corporation. Some of the information used in 

the preparation of this publication was obtained from publicly available sources that are considered 

reliable. However, the use of this information does not constitute an endorsement of its accuracy by 

the Federal Deposit Insurance Corporation. 

Chairman Donna Tanoue 

Director, Division of Insurance Arthur J. Murton 

Executive Editor George E. French 

Editors Lynn A. Nejezchleb 

Maureen E. Sweeney 

Publications Manager Teresa J. Franks 
In Focus This Quarter
 

Economic Conditions and
 

Emerging Risks in Banking
 

Periodically, the Division of Insurance assesses conditions in the economy and across the banking industry in an effort 

to evaluate the types of risks that could adversely affect the performance of insured depository institutions. The analysis that follows describes the salient aspects of this assessment by focusing on three areas: 1) developments and conditions in the U.S. and global economies; 2) trends affecting particular banking lines of business; and 3) selected 

indicators of bank performance. 

In brief, the U.S. economy continues to provide a favorable environment for the banking industry. The industry as a 

whole has exhibited strong loan growth and minimal credit losses. Nevertheless, there are areas of concern, including subprime and high loan-to-value consumer lending, higher levels of leveraged commercial lending, localized 

overbuilding of commercial real estate, and the potential for credit quality problems among agricultural banks. 

Although it is uncertain when, or even if, these concerns will ultimately affect overall industry performance, the 

potential for stress among insured institutions is being monitored. 

Economic Developments
 

Conditions Have Improved Markedly 

since Late 1998 

The U.S. economy is now in its eighth year of expansion, the longest peacetime expansion during the postWorld War II era. Although analysts raised concerns 

about the durability of the expansion amid the late-1998 

financial market turmoil, the economic outlook since 

that time has improved for a number of reasons: 1) the 

75 basis point reduction in short-term U.S. interest rates 

between September and November helped to support 

consumer spending and business investment; 2) following several quarters of decline, U.S. exports rose unexpectedly during the fourth quarter; 3) inflation remained 

dormant even though U.S. labor markets were extremely tight; and 4) equity valuations for large-cap stocks 

rebounded and erased most of the losses incurred during August and September. 

Consumer Spending and Business Investment 

Are Key to Economic Strength 

Most of the standard indicators of health for the U.S. 

economy currently register values associated with the 

best macroeconomic conditions in our history. Growth in 

real gross domestic product (GDP) was 3.9 percent for 

all of 1998—the third consecutive year in which growth 

exceeded 3.5 percent. The U.S. economy added over 3.1 

million jobs during 1998, while unemployment averaged 

just 4.5 percent, the lowest annual figure since 1969. 

Despite this robust economic activity, inflation was also 

the lowest in a generation. Consumer prices rose by just 

1.6 percent in 1998, extending a seven-year streak during which prices have risen by less than 3 percent per 

year. At the same time, strong gains in the productivity 

of U.S. workers helped real hourly earnings rise by 2.7 

percent—the best performance since 1972—while unit 

labor costs of businesses rose by only 1.9 percent. 

Growth in business investment spending, which typically peaks in the early years of an economic expansion, 

has actually accelerated during the current expansion 

(Chart 1, next page). A number of factors appear to be 

responsible for this investment boom. One is the need 

for producers to invest in new technologies in order to 

cut costs and remain competitive. Also, rising stock 

prices, low interest rates, and low yield spreads during 

the past few years have helped keep the cost of capital 

relatively low. The result has been an economic expansion in which approximately 20 percent of net growth in 

real GDP has come from investment in producers’ 

durable equipment, versus approximately 10 percent 

during the long expansions of the 1960s, 1970s, and 

1980s. Bank commercial and industrial lending has 

expanded at an average annual rate of 10.6 percent over 

the past five years, largely on the strength of business 

investment spending. 

The underlying factors that drive consumer spending 

are strong. Low unemployment and rising real incomes 

have boosted the Conference Board’s consumer confiKansas City Regional Outlook 3 Second Quarter 1999 
In Focus This Quarter
 

CHART 1 

Low Interest Rates and High Stock Prices
 

Fuel Consumption and Investment
 

Personal Consumption Investment in Producers’ 

Expenditures* (%) Durable Equipment* (%) 

20 9 

15 7
 

5
 10 

3 5 

1 

0 –1 

–5 –3
 

–5
 –10 

* Annual Inflation-Adjusted Rate of Change 

Source: Bureau of Economic Analysis 

1990–91 

Recession 

’89 ’90 ’91 ’92 ’93 ’94 ’95 ’96 ’97 ’98 

dence index to its highest values since the late 1960s. 

Increases in new home construction reflect these favorable conditions. Almost 1.5 million new homes were 

completed during 1998—the highest level in ten 

years—while a record 4.8 million existing homes were 

sold (Chart 2). U.S. automobile sales reached 15.5 million in 1998, their best performance since 1986. Low 

interest rates also enabled a record number of homeowners to reduce their monthly interest expenses by 

refinancing their mortgages during 1998.1 

Although real disposable personal income grew by 

more than 3 percent during 1998, personal savings was 

essentially zero during the fourth quarter. This was the 

1 The Refinancing Index of the Mortgage Bankers Association posted an all-time high of 4,389 in the second week of October 1998. The 

index is scaled to a level of 100 as of the third week of March 1990. 

CHART 2 

Housing Starts and Home Sales Reflect the 

Strength of the Consumer Sector 

Sources: U.S. Census Bureau; National Association of Realtors 

2,250 

2,750 

3,250 

3,750 

4,250 

4,750 

5,250 

5,750 

’86 ’87 ’88 ’89 ’90 ’91 ’92 ’93 ’94 ’95 ’96 ’97 ’98 ’99 

One-Unit 

Housing 

Starts (000’s) 

550 

650 

750 

850 

950 

1,050 

1,150 

1,250 

1,350 

1,450 

1990–91 Recession 

Existing 1- to 

4-Family 

Sales (000’s) 

lowest rate of personal savings recorded in the United 

States since the Great Depression. The decline in personal savings has prompted much discussion of its causes and potential implications for the economy and for 

consumer credit quality. Most analysts have argued for 

the importance of a “wealth effect” from rising stock 

values on consumer spending.2 They note that although 

consumers are saving little out of current income, 

household wealth continues to grow rapidly, driving 

consumer spending higher. The willingness of American consumers to spend has been a prime factor in prolonging the economic expansion for the United States 

and in supporting the economies of countries around the 

world that depend on exports to the United States. This 

high degree of reliance on the U.S. consumer has led 

analysts to voice concerns that the wealth effect might 

reverse itself, leading to a sharp drop in consumer 

spending if there is a sustained stock market decline. 

Conditions Vary across Industry Sectors 

While overall conditions in the U.S. economy are good, 

certain sectors have been undergoing significant strain 

because of low commodity prices and weak foreign 

demand. 

Commodity price weakness extends across a wide range 

of items, from agricultural goods to industrial commodities to basic manufactured goods (Chart 3). 

Among agricultural commodities, grain prices have 

fallen substantially from their record-high levels of just 

three years ago, while prices for hogs and soybeans have 

also been under severe pressure. Industrial commodity 

prices have fallen sharply, with steel prices down by 

nearly 30 percent since January 1997. Certain manufactured goods show a similar pattern. The price of the 

industrial chemical benzene has fallen by 40 percent 

since January 1997, while the price of computer memory chips fell by more than 80 percent during that time. 

Oil prices decreased by nearly 50 percent between January 1997 and February 1999. Since mid-March, however, oil prices have increased as a result of agreements 

among oil producers to limit output. Analysts are uncer2 Personal savings is measured as the difference between disposable 

personal income (personal income less tax payments) and total consumption outlays. Increasing household wealth may reduce personal 

savings either through a reduction in disposable income or through 

increased consumption outlays. Tax payments resulting from capital 

gains will reduce measured disposable personal income. Increasing 

household wealth may lead to higher consumption outlays by means 

of the wealth effect. 

Kansas City Regional Outlook 4 Second Quarter 1999 
0 

In Focus This Quarter
 

CHART 3 

Price Weakness Extends across 

a Wide Range of Commodities 

Percent Decline in Prices from January 1997 to March 1998 

All 

commodities* Tin Steel Wheat Benzene Crude Oil 

–5 

–5.3%
 

–10
 –7.7%
 

–15
 

–20
 

–25
 

–30 –29.1%
 

–35
 

–36.2%
 –40
 

–40.6%
 –45
 

–50
 –47.4% 

* Producer Price Index (PPI)
 

Source: Journal of Commerce, Bureau of Labor Statistics
 

tain how long any reductions in output will be maintained or how much oil prices may increase during the 

next several months. 

Three trends in the global economy appear to be responsible for weak commodity prices. First, sustained low 

inflation has taken root both in developed nations and in 

many emerging economies. Low inflation has eliminated much of the speculative demand for commodities 

that was evident during the 1970s. Low inflation has 

also made it difficult for manufacturing firms to raise 

prices, while at the same time encouraging the implementation of new technologies to cut costs. Second, 

large-scale investment in plant and equipment during 

the 1990s in both developed and emerging countries has 

added vast amounts of new global manufacturing 

capacity, making industrial overcapacity a source of 

price weakness in a number of industries. Third, successive currency crises and the resulting recessions that 

have taken place in Asia, Eastern Europe, and Latin 

America have reduced global demand for commodity 

goods. Moreover, U.S. firms find that their products are 

less price competitive abroad because of the relative 

strength of the dollar. 

One reason the overall U.S. economy has proven so 

resilient in the face of weakness in the manufacturing 

sector is that firms have been able to restructure to cut 

costs and improve their market positions. Global overcapacity in industries such as oil and autos has been a 

driving force behind the record number and dollar value 

of merger deals announced during 1998. Mega-mergers 

involving Exxon-Mobil and Daimler Benz-Chrysler 

helped push the dollar volume of mergers announced in 

1998 to almost $1.2 trillion—nearly double the level 

announced in 1997 and far greater than any year during 

the “merger mania” of the 1980s (Chart 4). 

U.S. Foreign Trade Reflects Recent Turmoil 

in the Global Economy 

The U.S. economy increasingly relies on exports to fuel 

its overall growth. Between 1994 and 1997, export 

growth contributed about 1 percentage point each year 

to total net growth in real GDP. However, with the onset 

of the Asian economic crisis in 1997, the export sector 

stalled and became a drag on overall U.S. economic 

activity. During the first three quarters of 1998, exports 

decreased at an annualized rate of 4.4 percent, led by 

declines in capital goods, industrial material and supplies, and food and agricultural products. Weakness in 

exports was not limited to Asia; in fact, Canada, Mexico, and South America were also weak markets for U.S. 

goods and services during most of 1998. Declining 

goods exports and rising imports combined to push the 

U.S. balance of trade to a record deficit of $169 billion 

during 1998—a 50 percent increase from the year 

before. The trade deficit continued to increase in early 

1999. Data for January show an imbalance of nearly 

$17 billion, the largest monthly deficit ever recorded. 

Despite the weakness in foreign demand that was 

observed during much of last year, U.S. exports rose 

sharply at the end of 1998. Total exports jumped by 19.7 

percent during the fourth quarter, contributing 2.0 percent of the total 6.0 percent growth in GDP during the 

CHART 4 

0 

1,000 

2,000 

3,000 

4,000 

5,000 

6,000 

7,000 

8,000 

9,000 

0 

200 

400 

600 

800 

1,000 

1,200 

1,400 

Deal Value 

(Billions $) 

(Columns) 

Number of 

Deals (Line) 

Source: Houlihan Lokey’s Mergerstat 

Pressure to Maintain Profit Margins 

Has Led to Record Merger Activity 

Recessions 

’65 ’67 ’69 ’71 ’73 ’75 ’77 ’79 ’81 ’83 ’85 ’87 ’89 ’91 ’93 ’95 ’97 

Kansas City Regional Outlook 5 Second Quarter 1999 
In Focus This Quarter
 

quarter. This unexpected increase in U.S. exports 

involved nearly every region of the world except Eastern Europe. Export shipments increased across most 

product types, with the greatest increase in activity 

observed in capital goods. 

The Outlook for the Global Economy 

Remains Uncertain 

Developments during the past six 

months have resulted in an 

improved outlook for the global 

economy, but some key uncertainties remain. While the global 

financial system is more stable 

today than it was six months ago, 

some of the world’s most important economies either 

remain in recession or are experiencing slower growth. 

In this environment, the potential remains for shocks to 

arise in the global economy that could adversely affect 

the performance of the U.S. economy and the credit 

quality of insured depository institutions. 

Canada. The Canadian economy is healthier than at any 

time during the past several years. Canada’s economy is 

expected to track overall growth in the United States, in 

part because U.S. demand for goods and services is the 

principal support for Canadian exports. Canada’s relatively high dependence on weak commodity industries, 

such as metals, grains, and livestock, poses risks for 

producers and for local economies closely tied to these 

commodities. 

Mexico. Mexican GDP growth was 4.6 percent in 1998, 

reflecting relatively strong employment and wage gains, 

high levels of foreign direct investment, and robust nonoil export growth. Looking ahead, inflation remains a 

concern. At the end of 1998, the inflation rate was 18.7 

percent, up from a low of 15 percent in the middle of the 

year. The Blue Chip Economic Indicators consensus 

forecast calls for real GDP growth of 2.9 percent during 

1999, down from 4.6 percent in 1998. 

Western Europe. Europe’s problems are similar to 

those of the United States in that they stem from declining growth in manufacturing exports. Despite a 175 

basis point cut in short-term interest rates in the U.K. 

since October 1998, the Bank of England forecasts economic growth of less than 1.0 percent in 1999. In Germany, manufacturing activity has also decreased, owing 

to weakness in export markets. German GDP shrank by 

0.4 percent during the fourth quarter of 1998, while 

unemployment remains above 10 percent. In response to 

signs of growing weakness in Germany and other major 

economies in the 11-member “Euro-zone,” the European Central Bank cut short-term interest rates by 50 

basis points to 2.5 percent on April 8, 1999. 

Eastern Europe. Much of Eastern Europe is faced with 

slow growth or recession following the devaluation of 

the ruble and the default on Russian government debt in 

August 1998. The Russian economy shows few signs of 

recovery amid high inflation and halting progress in 

economic reform. Poland and Hungary, Eastern 

Europe’s engines of growth before the Russian crisis, 

are facing rising current account deficits and a slowdown in export growth. 

Asian Pacific Rim. The Japanese economy remains 

mired in a long-running recession that has resulted in a 

greater number of bankruptcies (up 17 percent in 1998), 

falling domestic demand, and pessimism among consumers and businesses alike. Japanese GDP fell by 2.8 

percent during 1998, and analysts call for a drop of 0.8 

percent in 1999. 

There are signs that the worst phase of the Asian economic crisis may have passed.3 In the Philippines, South 

Korea, Hong Kong, and Thailand, current accounts have 

moved from deficit to surplus as devalued currencies 

continue to depress imports. Foreign capital is returning 

to the region, as evidenced by the 27 percent increase in 

foreign direct investment in Korea during 1998. However, weak consumer spending remains a problem for 

the entire region, which ships fully 40 percent of all 

exports to other Asian Pacific Rim nations. 

In China, which has been relatively immune to the worst 

of the region’s economic crisis, slower growth is also 

forcing economic restructuring. With annual economic 

growth below the targeted 8 percent mark, economic 

planners have been forced to reduce production and 

close plants in the oil, steel, glass, and cement industries. Meanwhile, the government is trying to stimulate 

demand by investing in public infrastructure and by urging banks to increase lending to the private sector. 

3 See “The Asian Economic Crisis: Implications for the U.S. Economy,” Regional Outlook, Third Quarter 1998. Also available at 

http://www.fdic.gov/publish/regout/ro19983q/ny/infocus1.html. 

Kansas City Regional Outlook 6 Second Quarter 1999 
In Focus This Quarter
 

Latin America. With the apparent stabilization of the 

Asian economies, attention has now focused on emerging problems in Latin America. The 50 percent devaluation of the Brazilian real versus the dollar that began in 

January 1999 has depressed economic activity and 

renewed fears of inflation. Consensus estimates place 

Brazilian economic growth at negative 3.5 percent for 

1999, while short-term interest rates are likely to remain 

high (currently about 42 percent) to prevent further capital flows out of the country. 

Risks Remain despite a Positive 

U.S. Economic Outlook 

Robust economic growth, low inflation, and stable 

interest rates appear to be the most likely economic scenario for the remainder of 1999, according to the consensus forecast of the Blue Chip Economic Indicators. 

If this outlook actually comes to pass, we can expect 

that the vast majority of insured institutions will continue to enjoy moderate loan growth and generally favorable indicators of financial performance and condition. 

Despite this positive outlook, the risk remains that the 

expansion could be derailed by one of three types of 

shocks. The first would be a resurgence of inflation 

resulting from demand-induced shortages of labor or 

other key economic resources. Although inflation has 

been consistently low in recent years, investors remain 

on the lookout for any signs of higher prices. While it is 

not certain that a recession would result, it is worth noting that rising short-term interest rates in response to 

increasing inflation have preceded every recession during the past 40 years. 

The second type of shock that could end the expansion 

is a sustained period of deflation. Concern about deflation arises from the low prices many commodity producers are receiving and the effects of foreign currency 

devaluations on U.S. import prices. Although these 

trends have helped to keep U.S. inflation and interest 

rates low, at some point they could impose a heavier 

burden on U.S. businesses by shrinking revenues and 

profit margins, mirroring what has already occurred in 

some commodity-based industries.4 

The third type of shock is financial market instability. 

Consumer confidence, which has reflected recent 

increases in stock market wealth, could tumble in the 

event of a severe and prolonged decline in the stock 

market. Business investment has also depended on the 

support of strong and stable financial markets that offer 

firms access to capital on favorable terms and facilitate 

restructuring in troubled industries. A recession accompanied by financial market instability could pose a particular threat to bank loan performance because it would 

likely produce a disorderly shakeout of troubled firms 

marked by a rise in bankruptcies and loan defaults. 

4 See “How Will the Expansion End?” Regional Outlook, Second 

Quarter 1998. Also available at http://www.fdic.gov/publish/regout/ 

ro19982q/sf/infocus2.html. 

Trends Affecting Banking Lines of Business
 

Overview 

Trends in bank and thrift lines of business align closely 

with those of the economy. Most insured institutions 

have prospered during this economic expansion, as 

shown by the industry’s continuing earnings growth, 

strong capital levels, and improving or stable loan performance across most major loan categories. Likewise, 

today’s strong economy depends to a great extent on the 

continuing availability of consumer and business credit 

from banks and thrifts. Even during the closing months 

of 1998, when capital market funding sources became 

quite volatile, credit continued to flow from insured 

institutions. During that turbulent period, insured institutions may have acted as a stabilizing force for businesses, consumers, and farmers by continuing to provide credit, albeit at higher prices and with stricter 

underwriting terms in some cases. 

Although credit conditions appear strong, a number of 

insured institutions’ loan portfolios are shifting toward a 

riskier mix of credits. Underlying reasons for these 

shifts vary, but likely explanations include opportunities 

to earn higher yields and confidence about the overall 

economic outlook. The following paragraphs discuss 

credit risk trends and highlight possible areas of concern in the major lending lines of business at insured 

institutions. The influence of recent interest rate 

changes and competitive factors on asset/liability and 

credit risk management is also explored. 

Kansas City Regional Outlook 7 Second Quarter 1999 
In Focus This Quarter
 

Consumer Lending 

Debt Growth Sustains Consumer Spending but 

Could Contribute to Financial Strains under 

Less Favorable Economic Conditions 

Much of the strength and stability of the overall U.S. 

economy owes itself to the continuing growth in consumer spending. While higher personal incomes and 

consumer confidence are important contributing factors, lower interest rates and expanding avenues of credit access have also played key roles in supporting 

consumer spending. With mortgage debt leading the 

way, consumer loan growth rates accelerated in 1998. 

The key factor driving mortgage loan growth was lower 

interest rates, which encouraged many consumers to 

purchase homes, refinance existing mortgages, and 

consolidate their personal debts through home equity 

loans. As a result, the growth in home mortgage credit 

during 1998 reached a post-recession high of 10 percent. Other consumer loan types, such as auto and credit card debt, grew at slower but accelerating rates of 8 

percent and 5 percent, respectively. 

Nonmortgage consumer loan loss rates remain above 

previous recession levels despite the apparent strength 

of the consumer sector. Chart 5 shows that nonmortgage consumer loss rates have declined slightly from 

their peak in the fourth quarter of 1997, but remain 

above the rates experienced during the prior recession. 

The chart also shows that consumer credit loss rate 

trends are closely related to the rise in personal bankruptcy filings, which reached an all-time high of 1.4 

million in 1998.5 The good news for consumer lenders 

is that the growth rate in personal bankruptcies has 

slowed. However, this leveling off does not mean that 

consumer credit quality concerns have abated. The 

overriding concern is how personal bankruptcies and 

consumer credit losses, already at high levels, would be 

affected by less favorable economic conditions. Another concern is whether current consumer spending patterns will be supported by a new round of credit card 

growth. Since revolving credit card balances typically 

carry higher interest rates than home equity loans, this 

5 Reasons for the rise in personal bankruptcy rates are further 

explored in a series of Bank Trends articles published by the FDIC. 

See, for example, “A Time Series Model of the U.S. Personal Bankruptcy Rate, 1970-1996,” February 1998, and “The Effect of Consumer Interest Rate Deregulation on Credit Card Volumes, 

Charge-Offs, and Personal Bankruptcy Filings,” March 1998. Both 

reports can be accessed at www.fdic.gov/publish/bktrnds/index.html. 

CHART 5 

0.0 

0.5 

1.0 

1.5 

2.0 

2.5 

3.0 

1Q91 2Q92 3Q93 4Q94 1Q96 2Q97 3Q98 

0.0 

0.2 

0.4 

0.6 

0.8 

1.0 

1.2 

1.4 

Consumer Charge-Offs and Bankruptcies 

Have Leveled Off at a High Rate 

Bankruptcy Filings 

per 1,000 Population 

(Right axis) 

Sources: Administrative Office of the U.S. Courts; Federal Reserve Board 

1.6 

Consumer Loan 

Charge-Off Rate (%) 

“reloading” of credit card debt would further strain the 

financial flexibility of consumers. 

High Loan-to-Value Mortgage Products 

and Subprime Lending Transform 

Consumer Lending 

Consumer lending practices have changed significantly 

since the last recession. Because of intense competition 

and declining net interest margins, consumer lenders 

are reaching out to borrowers further down the credit 

quality spectrum and relaxing traditional collateral 

requirements. Bank supervisors have indicated that a 

growing number of insured institutions are involved in 

some form of subprime lending. Subprime loans, 

designed for borrowers with blemished or limited credit histories, can take a variety of forms, including home 

equity, automobile, and credit card loans. As compensation for increased risk, subprime loans carry higher 

interest rates than prime-rate loans and often require 

substantial collateral margins. 

Insured institutions are also embracing another relatively new consumer loan product: high loan-to-value 

(LTV) loans. High LTV loans, where the combined 

amount of senior and junior liens against a home 

exceeds its value, are usually made to borrowers with 

“clean” or unblemished credit histories. However, the 

lack of collateral protection results in much higher loss 

experience when a borrower defaults. As Chart 6 shows, 

high LTV loans have had a higher loss rate experience 

(adjusted for seasoning) than either traditional home 

equity loans or subprime loans. Moreover, the delinquency rates on recent-vintage home equity loan pools 

Kansas City Regional Outlook 8 Second Quarter 1999 
In Focus This Quarter
 

CHART 6 

0 

1 

2 

3 

4 

5 

6 

7 

0 2 4 6 8 10 12 14 16 18 20 22 

Months since Origination 

High LTV Mortgages* Have a Higher Loss 

Experience than Other Mortgage Types 

Charge-Off Rate (%) 

* Includes home improvement loans 

Source: Moody’s Investor Services 

High LTV 

Subprime 

Traditional 

Home Equity 

have deteriorated as high LTV loans have proliferated.6 

At the same time, recent regulatory surveys of credit 

underwriting practices show easing standards on home 

equity loans.7 The loss experience of these higher risk 

consumer products during less favorable economic circumstances is unknown and continues to be a concern. 

Commercial Lending 

Commercial Loan Performance Remains 

Strong but Corporate Financial Strains 

Are Developing 

Continued strength in the corporate sector is reflected in 

the level of corporate bankruptcy filings, which have 

declined since the middle of 1997 to just under 10,000 

in the fourth quarter of 1998. Bank losses on commercial credits remain low but did register a modest 

increase during the fourth quarter (see Chart 7). In addition to strong economic fundamentals in high tech, construction, finance, service-related, and other sectors, 

U.S. businesses have benefited from significantly lower 

interest rates and an abundant supply of credit. Credit 

access provided by banks was particularly important to 

U.S. businesses in the latter part of 1998. During this 

6 “Moody’s Home Equity Index Update.” Moody’s Investor Services, 

October 2, 1998, p. 3. 

7 For example, the Office of the Comptroller of the Currency’s “1998 

Survey of Credit Underwriting Practices” indicated that 33 percent of 

the banks offering home equity loans eased standards, compared with 

only 7 percent that tightened standards. The report is available at 

http://www.occ.treas.gov/cusurvey/scup98.pdf. 

period, sharply higher interest rate spreads on corporate 

bonds8 and commercial paper led many companies to 

tap cheaper funding sources, including existing unused 

credit and commercial paper lines held by commercial 

banks. As a result, commercial banks experienced a 15 

percent (annualized) rate of growth in fourth quarter 

1998, the highest rate of commercial loan growth in 16 

years. 

Although commercial loan loss rates are low, financial 

strains are becoming apparent among certain U.S. business sectors. Bank lending to U.S. businesses has grown 

at a faster pace than GDP during each of the past eight 

quarters. Moreover, growth in bank commercial lending 

through 1998 has come at a time when total after-tax 

U.S. corporate profits have begun to decline.9 Deteriorating profits are especially prevalent in sectors with 

exposure to weak commodity prices and slower export 

growth. For many businesses, lower profits have resulted in a reduced capacity to service outstanding debt 

obligations. For instance, a recent Bank of America 

Corporation study reported that amendments to syndicated loans in the latter half of 1998 were driven 

increasingly by borrowers seeking relief from financial 

performance-related covenants.10 Financial strains are 

8 The Merrill Lynch U.S. Investment Grade Corporate Bond Master 

Index indicates that corporate bond spreads over ten-year Treasury 

rates rose 58 percent, an increase of 63 basis points, from the end of 

July 1998 to the end of October 1998. 

9 See the Bureau of Economic Analysis Corporate Profit Index. 10 “Covenants Provide Loan Repricing Opportunity.” Bank of America 

Report, January 25, 1999. 

CHART 7 

0.0 

0.2 

0.4 

0.6 

0.8 

1.0 

1.2 

1.4 

1.6 

1.8 

2.0 

1Q91 3Q92 1Q94 3Q95 1Q97 3Q98 

Sources: U.S. Courts; Bank Call Reports 

Net Charge-Off Rate (%) Business Bankruptcies 

9,000 

10,000 

11,000 

12,000 

13,000 

14,000 

15,000 

16,000 

17,000 

18,000 

19,000 

20,000 

Domestic Commercial Loan Losses Remain Low 

and Business Bankruptcies Decline 

Kansas City Regional Outlook 9 Second Quarter 1999 
In Focus This Quarter
 

also reflected in the level of corporate bond defaults, 

which Standard and Poor’s reported at 48 ($10.8 billion in affected debt) in 1998, up 182 percent from 1997 

levels (up 150 percent in dollar volume terms).11 

As Debt Markets Become More Cautious, 

Syndicated Lending Shifts toward Higher 

Risk Borrowers 

Although the longer-term trend has been toward more 

aggressive corporate lending strategies, many insured 

institutions responded to the financial market turmoil in 

late 1998 with a heightened sense of caution. Recent surveys of underwriting practices conducted by the federal 

banking agencies show that many banks tightened standards in late 1998 across many product lines.12 However, 

tighter lending terms do not appear to have quelled 

either loan demand or loan production substantially. 

Syndicated lending trends suggest an increase in corporate lending risks.13 Despite the flight to quality that 

occurred in the latter part of 1998, syndicated loans to 

leveraged companies jumped 41 percent to $273 billion 

during 1998. Over the same period, nonleveraged loans 

declined 35 percent to $599 billion. Although corporate 

merger activity accounts for much of the increase in 

leveraged lending volume in 1998, some lenders appear 

to be taking advantage of the higher yields available in 

this market relative to yields on lower risk credits. The 

apparent shift toward a higher risk mix of total syndicated credit outstanding is occurring at the same time 

that corporate bond defaults for speculative grade issues 

are trending upward.14 Moreover, trends in corporate 

bond spreads and rating agency actions on corporate 

bond debt suggest a bond market that is becoming 

increasingly cautious about the outlook for U.S. businesses (see Chart 8). 

11 “Corporate Defaults Rise Sharply in 1998,” Standard & Poor’s, 

March 5, 1998. 

12 See Federal Reserve Board Senior Loan Officer Opinion Surveys 

for November 1998 and January 1999, http://www.bog.frb.fed.us/ 

boarddocs/snloansurvey/. 

13 Syndicated loans are credit facilities made to medium and large corporate borrowers by a group or syndicate of lenders. Analysts often 

segment this market into “leveraged” lending (loans to heavily indebted companies) and nonleveraged lending. 

14 Moody’s Investor Services reports that trailing 12-month default 

rates for speculative-grade issuers rose from 2.02 percent at the end 

of 1997 to 3.31 percent at year-end 1998. These default rates compare 

to an all-corporate trailing default rate of 0.68 percent in 1997 and 

1.27 percent in 1998. 

CHART 8 

0.4 

0.6 

0.8 

1.0 

1.2 

1.4 

1.6 

1.8 

2.0 

4Q93 4Q94 4Q95 4Q96 4Q97 4Q98 

–120 

–80 

–40 

0 

40 

80 

120 

160 

200 

Corporate Bond Ratings and Required 

Yields Reflect Greater Market Uncertainty 

Merrill Lynch Corporate Bond 

Master Index Spreads to Comparable

 Maturity Treasuries (bps) 

Sources: Moody’s Investor Service; Merrill Lynch 

Ratio of Corporate 

Upgrades to 

Downgrades 

Commercial Real Estate and 

Construction Lending 

Construction Loan Growth Accelerates 

as Overbuilding Pressures Increase 

in Certain Markets 

In 1998, the value of private commercial construction 

rose 4.0 percent over 1997 levels, reflecting a moderate 

slowdown in growth compared with a compounded 

average annual growth rate of 8.4 percent since 1992. In 

contrast, the pace of residential development has accelerated. The value of private residential construction rose 

11.5 percent in 1998, compared with an annual average 

growth rate of 8.0 percent since 1992. Construction 

loans at insured institutions grew 20 percent in 1998, 

the highest growth rate since 1986.15 

Although market fundamentals are strong throughout 

most major U.S. markets, some metropolitan areas 

appear to be vulnerable to an oversupply of commercial 

space. The Regional Outlook, First Quarter 1999, highlighted nine markets that may be susceptible to commercial overbuilding on the basis of the following 

factors: 1) the rapid pace of current construction activity in those markets; 2) high vacancy rates relative to 

construction in progress in some cases; 3) projections of 

rising vacancy rates by market analysts; and 4) various 

recent shifts in demand indicators. Data through June 

1998 indicate that construction activity in these markets 

15 Construction loan growth captures growth in both residential and 

nonresidential development. 

Kansas City Regional Outlook 10 Second Quarter 1999 
In Focus This Quarter
 

has not yet abated to reflect moderating demand levels.16 

Overbuilding concerns may be tempered to the extent 

that tighter commercial real estate lending standards 

slow the pace of development.17 

Loan Underwriting Study Reveals Sounder 

Practices Compared with the 1980s, but Intense 

Competition Forces Some Concessions on 

Pricing and Structure 

Beginning in August 1998, FDIC analysts set out to 

investigate construction loan underwriting practices in 

banks servicing various rapidly growing markets. The 

study identified several differences between today’s 

lending practices and those prevalent during the last 

cycle. Most importantly, today’s lenders are making 

credit decisions on the basis of improved appraisals, 

increased attention to project cash flows and project 

feasibility, and better market information on competing 

projects. However, intense competition has forced an 

across-the-board reduction in loan pricing margins even 

compared with margins at the height of the 1980s building boom. 

The study also identified some instances of aggressive 

loan structures, including pricing at extremely thin margins, waiving or limiting personal guarantees, waiving 

cash equity requirements, and lending on thin collateral 

margins. Borrowers who secured the most aggressive 

loan terms were typically larger developers, who presumably have the resources and financial flexibility to 

weather adverse conditions. Nevertheless, waiving personal guarantees and eliminating a borrower’s financial 

exposure to project risks are practices often cited in 

conjunction with the heavy construction loan losses 

experienced during the previous real estate downturn. 

Finally, the study found that many real estate investment 

trusts and large corporate developers have been able to 

obtain long-term unsecured financing for development 

purposes. The lack of collateral protection could make 

16 The nine markets are Atlanta, Charlotte, Dallas, Las Vegas,
 

Nashville, Orlando, Phoenix, Portland, and Salt Lake City. “Commercial Development Still Hot in Some Markets but Slower Development May Be Ahead.” Regional Outlook, First Quarter 1999,
 

www.fdic.gov/publish/regout/ro19991q/na/index.html.
 17 Consistent with commercial and industrial underwriting trends,
 

commercial real estate lenders reacted to market volatility in late
 

1998 by tightening loan terms and raising pricing margins. See, for
 

example, the Federal Reserve Board Senior Loan Officer Opinion
 

Survey for November 1998 and January 1999.
 

these loans particularly vulnerable to declining commercial real estate prices.18 

Agricultural Lending 

Farm Banks Threatened by Falling 

Commodity Prices 

Farm banks generally performed well in 1998, reporting 

a modest increase in nonperforming loans from 1.09 

percent at year-end 1997 to 1.13 percent as of year-end 

1998. Although delinquent loans rose only slightly 

in the aggregate, farm banks in some localized areas 

such as northeast North Dakota and northwest Minnesota experienced sharply higher problem loan levels 

and reduced profits in the aftermath of three consecutive years of low prices, bad weather, and crop diseaserelated problems. Moreover, recent surveys by the 

federal banking agencies, which show rising levels of 

farm carryover debt at farm banks, suggest that nonperforming loan data may understate borrower difficulties. 

During 1998, the outlook for significant portions of the 

farm sector deteriorated following a dramatic fall in 

prices for several major farm commodities. Prices for wheat, corn, 

soybeans, and hogs fell to ten-year 

lows and were below the economic breakeven cost of production for 

many producers. For areas heavily 

dependent on these commodities, 

the U.S. Department of Agriculture (USDA) projects that producers will experience 

substantial declines in net cash income from 1999 

through 2003.19 In 1999, the USDA projects farm 

income to fall 7.1 percent, to $44.6 billion, from last 

year’s level of $48 billion. 

Although current conditions have the potential to cause 

stress for substantial numbers of farm banks in certain 

regions, some significant differences exist between 

today’s circumstances and those that led to the farm 

18 Loan covenants may mitigate some of the risks of lending without 

collateral protection. Common covenants include maximum leverage 

ratios, minimum equity requirements, and limits on encumbered 

assets through recourse or cross-collateralization to third parties. 

19 A substantial portion of the USDA’s projected decline in the net 

cash income for U.S. farmers over the next five years is attributable 

to reductions in government payments to farmers. 

Kansas City Regional Outlook 11 Second Quarter 1999 
In Focus This Quarter
 

bank crisis of the mid-1980s. Current favorable factors 

include 1) lower debt-to-equity for farm producers; 2) 

substantially lower interest rates; 3) moderately appreciating farmland prices relative to the more rapid appreciation (and subsequent price corrections that followed) 

in the 1970s and 1980s; and 4) better underwriting practices by farm lenders. Nevertheless, if weak exports of 

farm products and low commodity prices continue for 

the remainder of this year, the condition of farmers 

could deteriorate significantly, increasing financial 

stress at insured farm banks. 

Funding and Interest Rate Risk 

Deposit Funding Becomes 

More Difficult to Obtain 

Competitive pressures in the banking industry are not 

restricted to lending. Insured institutions are also finding it difficult to attract deposits in today’s marketplace, 

largely because of the existence of higher yielding 

investment products. For example, the Investment 

Company Institute reports that net inflows into mutual 

funds have exceeded net increases in deposit accounts 

in all but three quarters since mid-1991. The fourth 

quarter of 1998 marked the sixteenth consecutive quarter that mutual fund inflows outstripped deposit increases. As deposits have become more difficult to attract, 

loan portfolios have expanded in line with the overall 

growth in the economy. As a result, institutions have 

turned increasingly to other borrowings for funding. 

These trends are captured in Chart 9, which shows that 

the ratio of bank and thrift loans to deposits reached a 

record 88 percent in December 1998. Small community 

CHART 9 

banks and thrifts (institutions with less than $1 billion in 

assets) are most affected by deposit trends, since they 

tend to rely more heavily on deposit funding than larger institutions with greater access to the capital markets. 

Interest Rate Changes Pose Asset/Liability 

Management Challenges 

Interest margin pressures are posing challenges for 

insured institutions. In addition to the effect of competitive pressures, changes in interest rates have had a substantial influence on institutions’ net interest margins. 

The flattening of the yield curve in 1998, for example, 

appears to have contributed to a decline in margins to 

their lowest levels since 1991 for both large and small 

insured institutions (see Chart 10). For insured institutions with more traditional asset/liability structures 

(longer-term asset holdings funded with shorter-term 

deposits and borrowings), a flatter yield curve results in 

lower spreads between asset yields and interest costs. 

The decline in long-term interest rates during 1998 also 

led to a record volume of mortgage refinance activity, 

as indicated by the Mortgage Bankers Association’s 

Refinancing Index.20 Among many mortgage lenders, 

the most immediate impact from this refinancing activity was the revaluation of servicing assets and lower servicing fee income. Some mortgage lenders also saw a 

significant increase in overhead as they expanded staff 

to accommodate higher loan application volumes. A 

20 This index hit its peak in mid-October and has since declined in line 

with a modest upward movement in fixed mortgage rates. 

CHART 10 

65 

70 

75 

80 

85 

90 

95 

’84 ’85 ’86 ’87 ’88 ’89 ’90 ’91 ’92 ’93 ’94 ’95 ’96 ’97 ’98 

Loans and Assets Are Growing Faster than 

Deposits at Insured Institutions 

Loans to Deposits 

Deposits to Assets 

Source: Bank Call Reports and Thrift Financial Reports 

Percent 

A Flatter Yield Curve in 1998 Placed 

Pressure on Net Interest Margins 

Sources: Federal Reserve Board; Bank Call Reports; Thrift Financial Reports 

1.0 

1.5 

2.0 

2.5 

3.0 

3.5 

4.0 

4.5 

5.0 

–50 

0 

50 

100 

150 

200 

250 

300 

350 

’84 ’85 ’86 ’87 ’88 ’89 ’90 ’91 ’92 ’93 ’94 ’95 ’96 ’97 ’98 

Assets 

< $1 Billion 

(right axis) 

10-Year Less 1-Year 

Treasury (bps) 

Mean Net Interest 

Margin (%) 

Assets 

> $1 Billion 

(right axis) 

Kansas City Regional Outlook 12 Second Quarter 1999 
In Focus This Quarter
 

longer-lasting impact involves the shift in borrower 

preferences toward fixed-rate mortgages. According to 

Freddie Mac, approximately 65 percent of adjustablerate mortgages refinanced in 1998 were replaced with 

30-year fixed-rate mortgages. Another 30 percent were 

refinanced into 15- and 20-year fixed-rate mortgages. 

As a result of this activity, mortgage lenders may tend 

to have a higher proportion of assets held in longer-term 

mortgage loans, leading to further margin pressures 

should interest rates rise. 

As discussed in previous sections, many insured institutions appear to be turning toward higher risk consumer 

and corporate lending strategies. Such strategic shifts 

may be at least partially in response to pressures on net 

interest margins. The search for higher yield spreads 

may also explain the continuing growth in nondeposit 

funding sources, which often take the form of complex 

obligations with embedded options that can reduce 

funding costs at the expense of additional interest rate 

risk. 

Indicators of Industry Performance
 

Market Signals for the Banking 

Industry Are Mixed 

Diminished concerns over the near-term economic outlook and reduced financial market volatility resulted in 

a sharp turnaround in investor attitudes toward banks in 

the fourth quarter of 1998. During the quarter, the SNL 

Bank Stock Index21 rose 21 percent, recovering all of 

the value it lost during the turmoil of the third quarter. 

The index has continued to rise in 1999. 

Although equity indicators have been generally positive, ratings actions in 1998 for the long-term debt of 

U.S. banks and finance companies reflect developing 

problems for certain industry segments. In sharp contrast to the previous six years, when upgrades far 

exceeded downgrades, Moody’s downgraded as many 

bank and finance company debt ratings as it upgraded 

during 1998. In the fourth quarter of 1998, Moody’s 

downgraded the long-term debt ratings of 27 bank and 

finance companies and upgraded only 15—the highest 

quarterly ratio of downgrades to upgrades since 1992. 

Downgrades during 1998 were centered in finance 

companies specializing in nonportfolio subprime lending and bank holding companies with exposure to 

emerging markets. 

Bank Performance Remains Strong but 

Earnings Variability Is Increasing 

Recent stable industry profitability in the aggregate has 

masked an increasing range of profit variability for 

individual commercial banks. Over the past six years, 

21 This index tracks the market capitalization of approximately 520 

banking companies. 

the annual aggregate return on average assets (ROA) for 

commercial banks has shown little fluctuation, ranging 

from a low of 1.15 percent in 1994 to a high of 1.24 percent in 1997.22 However, the variability in commercial 

bank profitability, as measured by the distribution of the 

industry’s ROA excluding the top and bottom 5 percent, 

has widened since 1994 (see Chart 11). For example, 

ROA for the worst 5 percent of the industry was negative 0.29 percent or less in 1998, reflecting a steady 

decline from 0.2 percent in 1995. Similarly, ROA for the 

most profitable 5 percent of commercial banks was 

above 2.16 percent, up from 1.94 percent in 1994. 

Reasons for the increasing variability of commercial 

bank ROA can be further analyzed by segregating institutions along predominant product or business lines. 

Chart 12 (next page) details the distribution of 1998 

22 FDIC Quarterly

www2.fdic.gov/qbp. 

CHART 11 

 Banking Profile, Fourth Quarter 1998, 

3.0 

’84 ’85 ’86 ’87 ’88 ’89 ’90 ’91 ’92 ’93 ’94 ’95 ’96 ’97 ’98 

Source: Bank Call Reports 

Bottom 5th Percentile 

Top 5th Percentile 

Mean 

The Range of Profitability for Commercial 

Banks Is Increasing 

Return on Asset Distribution 

–4.0 

–3.0 

–2.0 

–1.0 

0.0 

1.0 

2.0 

Kansas City Regional Outlook 13 Second Quarter 1999 
In Focus This Quarter
 

CHART 12 

–5% 0% 5% 10% 15% 

1998 Performance Varies by 

Business Specialization 

Return on Assets Percentage Distribution 

Agricultural 

(2,274) 

International 

(11) 

Consumer 

(211) 

Commercial 

(3,150) 

Specialized 

(621) 

Credit Card 

(68) 

Note: Group institution count is in parentheses. 

Source: Bank Call Reports (Research Information System) 

Industry Mean ROA=1.13% 

Bottom Fifth Percentile 

Top Fifth Percentile 

ROA for six selected groups of banks segregated by line 

of business concentrations. This chart reveals that bank 

performance varies considerably by business specialty. 

For example, the distribution of ROA of credit card 

lenders23 differs significantly from that of other bank 

groups, including other consumer lenders.24 Small specialized banks25 and commercial lenders26 followed 

credit card lenders as the groups with the greatest variability in profitability in 1998. Moreover, 75 percent of 

the least profitable commercial banks were members of 

small specialized or commercial groups. New banks 

have also influenced the dispersion of bank ROA. Banks 

chartered in 1997 and 1998 make up more than 60 percent of the industry’s worst performers. However, earnings variability widened in 1998 even when newer 

institutions are excluded from the analysis. 

23 Banks with at least 50 percent of managed loans in managed credit 

card receivables and at least 50 percent of managed loans in total 

managed assets. 

24 Banks with consumer loans and single-family mortgages in excess 

of 50 percent of assets that do not meet separate credit card or mortgage lending concentration thresholds. 

25 Banks with total assets less than $1 billion, and less than 40 percent 

of assets held in loans, that do not fall in other business specialties. 

Members of this group include de novo banks and more seasoned 

banks with low loan activity, such as trust companies. 

26 Banks with 25 percent or more of assets in commercial and commercial real estate loans. 

Far fewer commercial banks posted losses in 1998 than 

during the period from 1984 to 1992. Still, the number 

of unprofitable institutions appears to be rising despite 

generally favorable economic conditions. These concerns are mitigated somewhat, since today’s worstperforming institutions are generally much better 

capitalized and are burdened with fewer problem assets 

than their counterparts during the 1980s. 

Summary 

Most indicators of U.S. economic health remain robust 

in spite of the difficulties posed by low commodity 

prices and falling exports during 1998. The consensus 

forecast of leading economic analysts calls for continued growth in the U.S. economy for the rest of 1999. At 

the same time, a number of threats to this favorable outlook exist, including the possibility of higher inflation 

and higher interest rates stemming from strong economic growth. Other scenarios involve a very different 

threat—namely, price deflation brought on by global 

overcapacity and a decline in U.S. exports. Shocks that 

might arise in the foreign sector or in the financial markets, as experienced during 1998, remain a significant 

concern during 1999. Consumer spending and business 

investment seem particularly vulnerable to such shocks 

at this stage of the expansion. 

Favorable economic conditions are reflected in the overall performance of the banking industry. Still, a number 

of indicators suggest that the risk profile of some 

insured institutions is increasing. Responding to significant competitive pressures, and perhaps emboldened 

by the long duration of the current expansion, many 

institutions are expanding their involvement in higherrisk consumer loan products, such as subprime and high 

LTV loans and higher-risk leveraged commercial loans. 

The overall shift toward higher-risk credits is occurring 

despite signs of financial strain on the part of many consumers (in the form of record personal bankruptcies) 

and businesses (in the form of declining profits and 

increasing bond default rates). Credit-related concerns 

also extend to commercial real estate, where some markets are exhibiting rapid commercial real estate development at the same time that demand indicators are 

Kansas City Regional Outlook 14 Second Quarter 1999 
In Focus This Quarter
 

trending downward. Finally, sustained weak commodity 

prices are placing strains on farmers and could eventually lead to higher agricultural loan delinquencies. 

Bank and thrift net interest margins are being pressured 

by a flatter yield curve and heightened competition. 

Community institutions, which rely most heavily on 

interest income, are particularly vulnerable to tighter 

margins. The major concern in this area is that insured 

institutions will combat falling margins by entering into 

riskier funding and lending strategies. 

Market indicators and reported financial data reflect 

favorable industry performance as well as new sources 

of risk. Investor attitudes toward banking companies 

have improved since late 1998 because of an improved 

near-term economic outlook and a reduction in financial market volatility. However, a recent increase in 

ratings downgrades of bank and finance company longterm debt suggests growing concern over bank exposures to such areas as subprime lending and emerging 

markets. Despite relatively strong aggregate industry 

performance, profit variability among individual commercial banks has increased because of new chartering 

activity and pressures in consumer and commercial 

lending. As a result, for the first time since 1992, the 

worst performing 5 percent of all commercial banks 

were unprofitable last year. 

This article was prepared and coordinated by the staff of the Analysis Branch of the Division of Insurance. Contributions and feedback from analysts across the Division were essential to its completion. 

Maureen E. Sweeney, Associate Director 

Paul C. Bishop, Senior Financial Economist 

Richard A. Brown, Chief, Economic and Market Trends Section 

Steve Burton, Senior Banking Analyst 

Steven E. Cunningham, Chief, Financial Institutions Section 

Alan Deaton, Economic Analyst 

Diane Ellis, Senior Financial Analyst 

Jim Heil, Economic Analyst 

Brian Kenner, Financial Analyst 

Allen Puwalski, Senior Financial Analyst 

Kansas City Regional Outlook 15 Second Quarter 1999 
Regional Perspectives
 

Regional Perspectives
 

•	 Unemployment rates remained low throughout the Kansas City Region at the end of 1998, but personal 

income grew more slowly than in other Regions. Low commodity prices depressed farm incomes in 1998 and 

are expected to continue to stress agriculture and related industries in 1999. 

•	 Low oil prices in 1998 have caused losses of energy-related jobs in Kansas and North Dakota. Job losses may 

be permanent as some low-volume oil wells are abandoned. 

•	 Sprint’s relocation from various office buildings throughout the Kansas City metropolitan area to its new 

world headquarters in Johnson County, Kansas, is expected to significantly affect office vacancy rates over 

at least the next two years. 

Region’s Economic and Banking Conditions
 

Iowa, Minnesota, Nebraska, North Dakota, and 

South Dakota all had unemployment rates below 2.8 

percent in December 1998, representing the five states 

with the lowest unemployment rates in the nation. The 

Region’s unemployment rate at this time stood at 2.9 

percent, comparing favorably with a national rate of 4.3 

percent. The growth rate for the Region’s total annual 

nonfarm employment slowed slightly in the fourth quarter after falling below 2 percent in October. By yearend, the growth rate had declined further, to 1.8 percent. 

The goods-producing sector has slowed more than the 

services sector, especially in the manufacturing and 

durable goods segments. 

Despite generally strong employment trends, points of 

vulnerability have become apparent in the Region’s 

economy. Low commodity prices for the Region’s major 

agricultural products resulted in a decline in farm 

incomes and, in turn, a negative effect on the rural communities that depend on agriculture. Evidence of eroding farmland values continues to accumulate across the 

Region, as expectations of reduced farm earnings influence land purchase decisions. 

According to Bureau of Economic Analysis (BEA) estimates of 1998 personal income growth, through the third 

quarter 1998, the Region’s growth rate of 4.3 percent is 

the lowest of the eight BEA regions. This compares to a 

national rate of 5.0 percent. Iowa, North Dakota, and 

South Dakota, three of the most agriculture-dependent 

states, exhibited the slowest growth in the Region. 

The Boeing Company announced in February 1999 that 

2,600 jobs will be eliminated from the Wichita, 

Kansas, plant by the end of 1999. Hiring by Boeing and 

other aircraft manufacturers was a principal driver of 

prosperity in Wichita in 1997 and 1998. The industry 

employed more than 44,000 workers in 1998. 

Low crude oil prices because of imbalances in international demand and supply are stressing the oil and gas 

producers in Kansas and North Dakota and are likely to 

lead to reductions in employment, as highlighted in this 

issue of the Regional Outlook. 

This quarter’s Banking Scorecard highlights the condition of the Region’s farm banks as of year-end 1998. As 

the scorecard shows, farm banks continue to perform 

well in aggregate despite the low commodity prices 

that existed in 1998. However, continued low prices in 

1999 could dampen aggregate results significantly. 

Farm banks in northeast North Dakota and northwest 

Minnesota already are experiencing increased loan 

quality problems due to built-up stress of several years 

of poor crop yields before 1998’s plummeting crop 

prices. 

Kansas City Regional Outlook 16	 Second Quarter 1999 
Regional Perspectives
 

In aggregate, as of December 31, 1998, the Region’s farm banks (the 1,355 FDIC-insured financial institutions 

whose agricultural operating loans and agricultural real estate loans make up at least 25 percent of their total 

loans) continued to report strong financial conditions. Reported earnings and capital levels remain strong by 

historical standards. 

In aggregate, problem loans remain manageable despite the precipitous drop in corn, soybean, and wheat 

prices that occurred in 1998. Generally, significant changes in farm bank past-due loan ratios lag decreasing 

prices by at least two harvests because banks typically “carry over” unpaid loans from a poor year into subsequent years, suppressing the loans’ delinquency. As such, aggregate past-due ratios in the Region still reflect 

farmers’ strong earnings in 1996 and 1997. However, in the northeast corner of North Dakota and the northwest corner of Minnesota, farmers have experienced several poor years due first to disease-ravaged wheat 

harvests and then by low wheat prices in 1998. As a result, past-due and noncurrent loans are rising in these 

areas, and continued low prices forecasted for 1999 could signal even higher levels of problem loans. 

Source: Bank Call Reports 

0.0 

1.0 

2.0 

3.0 

4.0 

5.0 

’98’97’96’95’94’93’92’91’90’89’88’87 

In Aggregate, Farm Banks’ Past-Due Loans 

Remain Low and Reserves Remain Strong... 

Dec: 

Loan Loss Reserves 

Loans Past Due 

30 to 89 Days

Percent of Total Loans

Noncurrent 

Loans 

0.6 

0.8 

1.0 

1.2 

1.4 

’98’97’96’95’94’93’92’91’90’89’88’87 

The Region’s Farm Banks 

Continue to Post Strong Earnings 

Dec: 

KC Region 

Farm Banks 

U.S. Farm 

Banks

Return on Assets (%) 

8.5 

9.0 

9.5 

10.0 

10.5 

11.0 

’98’97’96’95’94’93’92’91’90’89’88’87 

Capital Levels Remain High 

Compared to Historical Levels 

Dec: 

KC Region 

U.S. 

Leverage Ratio (%) 

0.0 

1.0 

2.0 

3.0 

4.0 

5.0 

6.0 

...But in NE North Dakota and NW 

Minnesota, Problem Loans Are Rising 

Loan Loss Reserves

Percent of Total Loans 

’98’97’96’95’94’93’92’91’90’89’88’87Dec: 

Noncurrent 

Loans 

Loans Past Due 

30 to 89 Days 

Banking Scorecard 

Kansas City Regional Outlook 17 Second Quarter 1999
 
Regional Perspectives
 

Low Energy Prices Threaten Jobs in Kansas and North Dakota
 

Prices of crude oil and natural gas have declined significantly since early 1997, threatening employment in the 

energy industries of Kansas and North Dakota. Much 

of the employment at risk is located in sparsely populated areas that are already suffering the effects of low 

cattle prices during the past several years. These areas 

also lack other significant employment opportunities 

for displaced workers. The current period of low prices 

may lead to a long-term contraction of the industry as 

many marginal oil wells are permanently abandoned. 

Background 

The price of crude oil, as measured by the benchmark 

West Texas Intermediate price, has declined from a high 

of more than $25 per barrel in January 1997 to $12 per 

barrel in February 1999. Chart 1 shows the downward 

trend of the price in 1998, which was below the 1995 to 

1999 average of $18.63. 

Many industry analysts believe that the recent decline 

in oil prices results from long-term trends in the industry that will not be permanently reversed in the foreseeable future. Improvements in the technology of 

developing and producing crude oil have reduced costs 

substantially over the past decade. Continuing successful exploration in the North Sea and modernization of 

the industry in countries such as Argentina, Malaysia, 

and Venezuela have added to global capacity. The Organization of Petroleum Exporting Countries (OPEC) has 

had continuing difficulties enforcing its productionCHART 1 

Crude Oil Prices Fell Sharply in 1998 

1995 to 1999 Average 

Source: West Texas Intermediate (WTI) Cushing, monthly data $ per Barrel 

0 

5 

10 

15 

20 

25 

30 

1Q95 1Q96 1Q97 1Q98 1Q99 

controlling agreements. OPEC met in late November 

1998 in an attempt to reduce production quotas and 

uphold the world price. While OPEC members agreed 

on production cutbacks during a March 1999 meeting, 

many observers question the long-run viability of the 

strategy. Major producers such as Saudi Arabia and 

Kuwait may be tempted to increase their production 

volume in the lower price environment. 

Oil prices throughout the United States are strongly 

affected by forces in the global marketplace. The United States produces more than 6 million barrels of oil per 

day, accounting for 10 percent of global production. In 

November 1998, Kansas and North Dakota produced 

107,000 and 100,000 barrels of oil per day, respectively, suggesting that the level of their production is not 

great enough to affect the market price. 

Prices of natural gas, an important product in Kansas, 

also declined in 1997 and 1998, from $3.82 per million 

British thermal units at the beginning of 1997 to $1.78 

in February 1999, as a result of abundant supplies and 

weak demand brought on by the generally mild winter 

of 1998 to 1999. 

Kansas’ Stripper Wells Are Most Vulnerable 

In Kansas, total oil production declined from 40 million 

barrels in 1997 to 29 million barrels in 1998 as many 

independent producers reduced or ceased production in 

response to the low prices. Economic returns to pumping oil declined across the state. 

The Kansas industry is especially vulnerable because 

of the prevalence of low-volume wells, known in the 

industry as “stripper wells.” A 1998 study1 by the 

Kansas Geological Survey estimated the importance of 

stripper wells to the state’s industry.2 The study concluded that 98 percent of the state’s 41,500 wells produce fewer than 15 barrels of oil per day and account 

for more than 73 percent of total production in the 

state. The study also concluded that nearly 18 percent 

of the state’s natural gas production comes from strip1 T. R. Carr and P. Gerlach. “1998 Kansas Oil and Gas Production: An 

Examination of the Importance of Stripper Production.” Kansas Geological Survey Open-File Report 98-50. 

2 Stripper wells are defined as those with daily production of fewer 

than 15 barrels. 

Kansas City Regional Outlook 18 Second Quarter 1999 
Regional Perspectives
 

TABLE 1 

Kansas and North Dakota Oil Wells Produce 

Far Less than Those of Texas or the Nation 

1998 DAILY 

PRODUCTION 

(000 BARRELS) 

NUMBER 

OF WELLS 

BARRELS 

PER WELL 

KANSAS 107 41,520 2.6 

NORTH DAKOTA 100 3,000 33.3 

TEXAS 1,580 164,499 9.6 

U.S. TOTAL 6,252 574,000 10.9 

Sources: Kansas Corporation Commission; North Dakota Industrial Commission; Railroad Commission of Texas; 

U.S. Department of Energy 

per wells. Stripper wells face added risks in the current 

environment because they typically incur higher costs 

of extraction. Because such higher-cost wells are no 

longer competitive in the current low price environment, many may be withdrawn from production permanently. In 1998, more than 1,480 wells were 

abandoned in Kansas. The decision to abandon a well 

is usually irreversible. 

Table 1 compares the average productivity of Kansas 

and North Dakota wells to those of Texas and the United States as a whole. Kansas wells produce at volumes 

considerably below the national average and incur higher costs of extraction. 

Low Prices Are Also Affecting 

North Dakota Oil Producers 

North Dakota’s wells are newer and tend to produce 

higher volumes of oil at lower costs per barrel. As a 

result, the state’s industry has been slower to react to 

low prices. Production for 1998 was essentially 

unchanged from the 1997 level. Evidence has begun to 

point to a decline in production in North Dakota, however. One leading indicator of the local industry’s health 

is the rotary rig count, or the number of drilling rigs 

actively exploring for new oil sites. North Dakota’s 

rotary rig count has declined from an average of 18 per 

month in 1997 to 5 in January 1999. 

Map 1 shows the geographic distribution of oil and gas 

extraction jobs in Kansas and North Dakota. In Kansas, 

the largest concentrations of employment are near the 

cities of Wichita and Great Bend. North Dakota’s 

energy-related employment is concentrated in the thinly 

populated western part of the state. 

Distress in the Energy Sector 

Points to Job Losses 

Employment in the oil and gas extraction sector has 

been on a steady downward trend. According to data 

from the Kansas Labor Market Department, more 

than 9,000 workers were engaged in oil and gas extraction in Kansas as recently as 1990, but by the end of 

last year the number had fallen to just over 6,500. In 

addition, at the end of last year it was estimated that 

another 3,000 were employed in supporting industries 

such as oil field services. More than 500 extraction 

jobs were lost in Kansas in 1998, mostly from small, 

independent companies. 

MAP 1 

Employment in Oil and Gas
 

Extraction, by County
 

1 dot = 10 workers
 

Kansas 

North Dakota 

Source: County Business Patterns, U.S. Census Bureau 

Kansas City Regional Outlook 19 Second Quarter 1999 
Regional Perspectives
 

If low energy prices persist, they will likely result in significant job losses as 1999 progresses. According to a 

Kansas Geological Survey3 analysis, as many as 3,600 

jobs in the extraction sector will be at risk in 1999. The 

same study estimates that another 2,000 jobs will be lost 

in 1999 owing to indirect effects of depressed energy 

prices throughout the state’s economy. Companies have 

been laying off less experienced and lower-paid workers, but the cuts are now moving up the experience ladder, depleting the stock of industry expertise. 

In North Dakota, the number of oil and 

gas extraction jobs declined from 

2,480 in 1997 to 2,250 in December 

1998, a decline of nearly 10 percent. 

As noted above, North Dakota oil production did not decline in 1998, but 

sustained lower prices are beginning to 

affect employment in that state as well. 

An industry spokesman quoted in the 

North Dakota press4 indicated that oil 

workers in North Dakota were leaving the industry permanently in reaction to sustained low prices. 

3 T. R. Carr. “1998 Kansas Oil and Gas Production and Value.” Kansas 

Geological Survey Open-File Report 98-56. The Kansas Geological 

Survey used regional input-output multipliers prepared by the U.S. 

Department of Commerce to estimate the impact of decreased oil production on the Kansas economy, based on a decrease in wellhead oil 

revenue from $742 million in 1997 to $342 million in 1998. 

4 S. Fallin, as quoted in the Bismarck Tribune, November 29, 1998. 

Implications for Banks 

Continued low energy prices could stress banks located 

in counties with high oil and gas extraction employment 

(greater than 80 workers). This exposure could come 

from lending to oil production or petroleum service 

companies, as well as lending to other companies and 

industries that support the oil and gas industry. As of 

December 31, 1998, 53 FDIC-insured commercial 

banks (with total assets of $6.7 billion) were headquartered in such counties in Kansas, and 8 banks (with total 

assets of $830 million) were headquartered in North 

Dakota. 

Many of the banks located in oil- and gas-dependent 

counties5 may also be experiencing difficulties because 

of low crop prices that began in 1998. Of the 53 Kansas 

banks, 23 are considered agricultural banks (with more 

than 25 percent of total loans in agriculture or agricultural real estate), while 7 of the 8 banks in North Dakota are agricultural. This confluence of low oil and gas 

prices and low agricultural commodity prices could pose 

risks to these banks, especially if low prices persist. 

5 In Kansas: Barton, Butler, Ellis, Finney, Grant, Haskell, Montgomery, Morton, Ness, Pratt, Rooks, Russell, Sedgwick, Seward, and 

Stevens counties. In North Dakota: Billings, Bowman, McKenzie, 

Stark, and Williams counties. 

Kansas City Regional Outlook 20 Second Quarter 1999 
 

Regional Perspectives
 

Sprint’s New Office Complex May Challenge Kansas City’s Office Market
 

Sprint, Kansas City’s largest employer, is building a 

3.9-million-square-foot world headquarters in suburban 

Johnson County, Kansas. Sprint plans to vacate about 

2.5 million square feet of leased office space in Kansas 

City over the next three years, which could significantly drive up office vacancy rates in the metropolitan area. 

Developers have slowed but not stopped speculative 

office construction in anticipation of Sprint’s move. Perhaps more important is the timing of this significant 

office project so late in an economic expansion. A 

recession could dampen the growth in office employment and related demand for office space. Sprint’s new 

world headquarters is expected to increase Kansas City 

area vacancy rates, which could adversely affect both 

owners of existing office properties and the financial 

institutions that fund such properties. 

The Complex Is One of the 

Largest in the United States 

One century after setting up shop as a small telephone 

exchange in Abilene, Kansas, Sprint is getting ready to 

move into permanent quarters in Overland Park, 

Kansas, beginning in the summer of 1999. When completed by 2002, the campus-like setting will have 22 

buildings and 18 parking garages set on 257 acres. It 

will house as many as 14,500 Sprint employees. To convey the scale of the project, observers say that Sprint’s 

world headquarters will be bigger than the Sears Tower 

in Chicago. It will have its own child care center, dry 

cleaners, fitness center, banks, restaurants, post office, 

and ZIP Code. 

CHART 2 

Kansas City’s Office Market Is Strong 

The Kansas City office market6 is strong both in absolute 

terms and in relation to other cities. As of June 1998, 

Torto Wheaton Research, a national real estate services 

firm, estimated Kansas City’s office rate at 9.2 percent, 

while Kansas City-based Cohen Esrey Real Estate Services (C/E) estimated vacancy at 7.4 percent,7 lower than 

the 9.4 percent national average. Moreover, average rents 

have escalated in the past few years after several years of 

stagnation, another sign of strength. Buoyed by steady 

office and overall employment growth in the last half of 

the 1990s, Kansas City’s office market has recovered 

from the boom-and-bust period of the 1980s and early 

1990s. Office construction, for example, peaked in 1986 

with 4.2 million square feet of completions, followed by 

two years of 20 percent vacancy rates and several more 

years of stagnating rents. Chart 2 shows the activity in 

this office market since 1987. 

6 References to Kansas City include the Kansas City Metropolitan 

Statistical Area (MSA). Office space refers to competitive multitenant properties that are 10,000 square feet and over. 7 It is important to note that the analysis of real estate markets is not 

precise. For various legitimate reasons, no two real estate services that 

monitor office markets will collect and report the same numbers. Collection methodologies, for example, differ from one company to the 

next, which affects total supply, absorption, and vacancy rates. Thus, 

we have reviewed several sources, when available, to assess potential 

risks. For the analysis of this Region, we have relied on Torto 

Wheaton Research, a national real estate services firm, and Cohen 

Esrey Real Estate Services, Inc. (C/E), a Kansas City-based firm. 

Kansas City’s Office Market Remains Strong, Driving Vacancy Rate Down to 9.2 Percent 

3,000 Vacancy Rate 

Net Absorption 

(left axis) 

(left axis) (right axis) 

Square Feet (000)

2,500 

2,000 

1,500 

1,000 

500 

0 

Net Completions 

25 

20 

15 

10 

5 

0 

Percent 

’87 ’88 ’89 ’90 ’91 ’92 ’93 ’94 ’95 ’96 ’97 

Source: CB Commercial/Torto Wheaton Research 

Kansas City Regional Outlook 21 Second Quarter 1999 
Regional Perspectives
 

During the 1990s, Kansas City absorbed an average of 

645,000 square feet of office space annually. Office 

completions averaged only 425,000 square feet annually 

over the same period, and most of that was in south Johnson County and downtown. Developers started several 

office projects during 1997, and office starts through the 

third quarter of 1998 have already topped 1997’s production. Much of this activity is attributable to Sprint’s 

new campus. The completion of each phase of Sprint’s 

new corporate headquarters by itself will be the equivalent of Kansas City’s average annual office absorption 

level. As a result, unless aggregate office demand rises, 

any new space built during this 

period will push up vacancy 

rates. Over the next two years, 

Torto Wheaton Research projects that the overall office 

vacancy rate in Kansas City will 

rise to 14 percent. 

Class A space makes up about 

one-third and Class B and C 

space make up the other twothirds of the office space in 

Kansas City. Class A vacancies 

stand at 3.5 percent (C/E 6.6 percent) and run very low 

across almost all submarkets. Class B and C space 

vacancies, on the other hand, average 11.9 percent (C/E 

8.3 percent). Most of the available Class B and C space 

is in downtown,8 where the Class B and C vacancy rate 

is near 20 percent. It is not unusual for the largest block 

of available space to reside in larger, older Class B and 

C buildings in the central business district. 

Three Submarkets Are Likely 

to Feel Sprint’s Impact 

Sprint’s new corporate headquarters will most likely 

affect three of Kansas City’s submarkets: south Johnson 

County, south Kansas City, and downtown.9 The first two 

8 The Kansas City MSA office market can be broken into submarkets, 

each with differing degrees of supply, absorption rates, and vacancies. 

We chose three that may be affected more than any other submarket. 

Downtown office space is the largest submarket, containing nearly 

13,142,000 square feet, and it also has the highest vacancy rate—14.1 

percent. South Johnson County is the second-largest office submarket, with 8,132,000 square feet and a 5.3 percent vacancy rate. South 

Kansas City is the fifth-largest submarket, with 3,646,000 square feet 

and an 11.9 percent vacancy rate. 9 According to C/E, Sprint leases about 3 million square feet and owns 

another 1 million square feet of office space in Kansas City. Reportedly, Sprint leases more than 1 million square feet of office space 

each in south Johnson County and south Kansas City, and approximately 250,000 square feet in downtown. 

submarkets contain most of the office space that Sprint 

currently leases; thus, they may have the most risk of an 

oversupply of office space. The third submarket may 

indirectly be affected because of the anticipated surplus 

of attractive Class A and B suburban office space coming available over the next three years. Although much of 

Sprint’s effect on Kansas City should be economically 

favorable, there is some risk that Sprint’s campus could 

adversely affect these three submarkets. 

•	 South Johnson County: This is a strong submarket 

that commands premium rents. It has attracted the 

most development of all submarkets in the past few 

years. Since 1994, it has absorbed nearly 250,000 

square feet of office space, with heavier absorption 

during 1997 and 1998.10 When completed, Sprint’s 

new corporate headquarters will increase the size of 

this submarket by a full one-third. Two competing 

projections give different views of Sprint’s effect on 

this submarket. Torto Wheaton Research predicts 

that the overall vacancy rate in this submarket could 

rise from 5.1 percent to 19.0 percent over the next 

two years.11 C/E, on the other hand, projects that the 

vacancy rate will remain below 11 percent.12 The 

firm estimates that Sprint will retain at least half of 

the leased space in this submarket and that this submarket will absorb the surplus office space placed on 

the market rather quickly. It is likely that Sprint’s 

world headquarters will draw in support businesses 

that demand office space. In fact, ancillary development has already begun around the campus, including several motels and a commercial business center. 

If speculative office construction is kept at bay during Sprint’s transition, average absorption should 

keep vacancies close to C/E’s expectation. 

•	 South Kansas City: South Kansas City has been 

fairly stable for several years, but it has had minimal 

new office construction and slow absorption.13 

Sprint occupies about one-third of the 3 million 

square feet of office space in this submarket. Even 

10 For this time period, Torto Wheaton Research reports an average of 

196,000 square feet, and C/E reports an average of 268,000 square 

feet. 

11 Torto Wheaton Research forecasted the vacancy rate from June 

1998. The firm used historical absorption averages, known construction, and planned projects to produce the projection. C/E estimates a 

much higher absorption level, which accounts for the difference 

between the two vacancy forecasts. 12 Some comments were obtained from a March 2, 1999, telephone 

interview with C/E’s senior vice president, Tim Schaffer. 13 Estimates vary as to the current south Kansas City market vacancy 

rate. Torto Wheaton Research reports an 11.9 percent vacancy rate for 

this submarket, and C/E estimates it at 2.4 percent. 

Kansas City Regional Outlook 22	 Second Quarter 1999 
Regional Perspectives
 

though this submarket has no current office construction projects, Sprint’s departure could push up 

vacancies significantly. Over the next two years, 

Torto Wheaton Research forecasts a rise in vacancies to nearly 14 percent of stock. C/E estimates that 

the vacancy rate may rise as high as 15 to 18 percent 

by 2001. C/E also believes that the amount of surplus space will be a temporary condition and will be 

attractive to businesses looking for relatively new 

suburban office space and ample free parking. 

Nonetheless, the potential surplus space in south 

Kansas City may discourage escalating rent rates 

until the market reaches equilibrium. Marginalquality office space in this submarket may be especially vulnerable to stagnated rents and prices. 

•	 Downtown: Sprint’s new corporate headquarters 

may soften Kansas City’s largest submarket, even 

though Sprint currently occupies very little of its 

office space. Downtown has strengthened over the 

past few years because developers have built relatively little new office space in the suburbs. Since 

1994, downtown has absorbed about 200,000 square 

feet of office space annually. Although new construction could add up to 250,000 square feet of 

office space over the next two years, C/E predicts 

that another 460,000 square feet of office space will 

become available in 1999 from companies relocating 

to the suburbs. Like Sprint, businesses often find 

suburban office markets more desirable than downtown because suburban office space is generally 

newer and can satisfy increasing demands for more 

technologically friendly office space. Sprint’s move 

will open up about 2 million square feet of Class A 

and B suburban office space, which may prove 

attractive to current downtown tenants. Torto 

Wheaton forecasts vacancies over the next two years 

to remain near the 14 percent range in this submarket. C/E forecasts a higher risk of rising vacancies 

for both Class A and B space. 

Implications for Insured Institutions 

Sprint’s phased-in move to its new complex is expected 

to have a significant effect on short-term office vacancy rates in the Kansas City metropolitan area. The forecasts used in this article assume that the economy will 

remain strong, so vacancy rates could be worse than 

projected should the economy dip into a recession during Sprint’s relocation. 

Another factor worth 

watching is the critical role 

that developers will play in 

determining the condition 

of Kansas City’s office 

market in the near future. 

The vacancy forecasts assume reduced development 

activity as a result of the substantial space that will be 

added with the Sprint project. However, the past several years of the Kansas City market have been characterized by minimal office construction, declining 

vacancy rates, and rising rents, all traditional indicators 

of a potential need for new office construction. If nonforecasted new projects are developed in the next few 

years, they could also prolong the period of higherthan-normal vacancy rates. 

The increasing vacancy rates forecasted could affect 

financial institutions that fund office projects. In particular, banks that fund Class B and C space, which is 

expected to be hardest hit by Sprint’s relocation, could 

see an increase in credits with cash-flow problems 

should underlying properties experience extended periods of higher vacancy levels. With the uncertainty facing Kansas City’s office market over the next few years, 

financial institutions that are involved in real estate 

lending should continue to apply sound, fundamental 

lending principles. 

Kansas City Region Staff 

Kansas City Regional Outlook 23	 Second Quarter 1999 
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