
It’s no news to anyone reading my blog that the recent months have been disastrous for the stock market. Although the federal government’s actions seem to be having some effect in loosening credit markets and preventing a genuine economic meltdown of Great Depression proportions, it’s also clear that we’re heading into a slowdown. As I discussed last week, in my day job I run AGERCO LLC, a farmland investment company. One of my special areas of interest is in helping investors find secure and profitable farmland investments.
In the past, I’ve been very successful in steering investors to the right farm properties for their particular needs. I take pride in the track record I’ve built up of protecting my clients’ investments in bad times, and building their equity in good times. In fact, farmland is an ideal investment in difficult economic times, because it keeps its value even while other forms of equity are going into the tank. In fact, although the economic crunch is slowing the growth of farmland prices, farms are still profitable and land prices are still going up – just at a somewhat slower rate than in the past few years, which have seen good land valuations rising by more than 10 to 15 percent per year.
Now, let’s be honest – during boom times, stock market equities have more immediate profit potential than farmland does. No farm is going to be the next Google; some equities double or triple in value over the course of a year, or even more ridiculous multiples, and I would be dishonest if I said that would happen with farmland. But on the other hand, the price of a particular stock can go straight to zero – whereas even in the worst of times, farmland keeps its value and even gains a little bit. Many investors hedge their stock risk by buying “index funds” – that’s a fund that purchases a little bit of a large number of companies, so that gains and losses track the market as a whole rather than one particular stock. Well, how would that strategy have worked over the last few months?
Let’s hop in our time machine and go back to October 1, 2007, and let’s take a two million dollar investment scenario. We’ll put $1,000,000 in the stock market, buying an index fund tied to the Dow Jones average. We’ll put the other $1,000,000 into farmland, buying equal allotments of good quality land in the farm belt states of Illinois, Indiana, Iowa, Michigan, and Wisconsin. Then we’ll hop back in the time machine and jump ahead to October 1, 2008. (I picked that date for two reasons – one, that’s the day that the statistical period closed where I have data on farmland prices in those states, and two, it avoids the huge stock market crash of October – I’m not cherry picking my results, here.) How did our investments do?
The Dow Jones closed at 13,930.01 on October 1, 2007 – and it closed at 10,831.07 on October 1, 2008. (Remember, this is before the big crash – it’s around 8,400 today.) Our $1,000,000 investment has been turned into $777,534. Ouch.
Over the year from October 1, 2007 to October 1, 2008, our farmland investment appreciated by 13.6% (averaging the typical appreciation on good farmland in those five states, which actually ranged from 8% to 17%). Our million bucks turned into $1,360,000. Not only did we make money on the land appreciation, we also owned those farm(s) for a year and collected their income as well. But let’s assume that our farms only broke even in terms of operations, and all we got was the appreciation. We made enough on the farms to cover our losses on the stock market – and have more than a hundred large left over, too.
Now, if you visit that last link, you’ll see that during the last quarter of the period in question, our farmland didn’t appreciate at 13.6% a year – it gained only an average of 2.2%. As I noted, farmland appreciation has slowed with the economy. Over the same period, the Dow Jones lost 4.8% of its value – meaning that even as things were slowing down, farmland was appreciating in value, just at a slower rate, while stockholders were losing their shirt. Since October 1, the Dow has lost a staggering 22.4% - go to your wallet, take out every fourth bill, and set them on fire. Ouch. Land prices aren’t as easily measured as stock prices – but I work in the industry every day, and I can tell you that prices haven’t dropped; they’ve continued to climb, albeit at a slower rate.
Now, is the Dow going to turn around? Sure. It usually does. And when it does, it’ll eventually catch up to farmland – eventually. The stock market is a fine place to invest, for those who have great risk tolerance and who can afford to watch a third of their portfolio go up in smoke every time the Federal Reserve hiccups – but farmland is the place to invest for folks who just want their money to be worth more year after year.
Farmland investments are ideal for the long-term investor, and even better suited for those seeking a wealth preservation model. (I am sure that some of investors out there wish they had more of their portfolio in farmland over the past few months) Farmland investments have historically provided investors with favorable risk-adjusted returns and diversification benefits when measured against other asset classes. Let’s keep in mind that:
- Farmland has a history of strong total returns, low total return variability and a stable income component.
- Long term trends of increasing population, rising incomes, and improving diets in emerging nations will generate strong long term demand for U.S. agricultural exports.
- Long term continued expansion of metropolitan areas has resulted in the gradual conversion of farmland near population centers into other uses.
- Farmland returns have historically shown a positive correlation with inflation, a negative correlation with both stocks and bonds, and a neutral correlation with commercial real estate.
- Advancements in farming equipment technology have created new efficiencies by increasing yields and the amount of land a single operator can manage.
- Advancements in bioengineering are producing and will likely continue to produce stronger, more tolerant, crops with higher yields than presently possible.
- Alternative uses for agricultural products like corn-based ethanol are colliding with already strained supplies and driving up commodity prices in the agricultural section.
- Historically, the U.S. government has vigorously protected the farming industry and has signaled long term future support of the industry through its Renewable Fuels Standard (RFS) legislation.
I would argue that investing in farmland today is as smart as it was 5 years ago, and 5 months ago. The fundamentals are still in place and this is an ideal way to add diversification and risk mitigation to any portfolio. Happy investing.
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