An empirical analysis of property appraisal and mortgage redlining

The recent literature advances a hypothesis that addresses the possibility of mortgage redlining caused by a dynamic information externality in property appraisals and mortgage lending. In particular, Lang and Nakamura (1993) hypothesize that because property appraisals depend on past transactions, appraisals in neighborhoods where transactions were infrequent tend to be less precise. The greater uncertainty about house valuation in such neighborhoods can lead mortgage lenders to impose stringent requirements on borrowers. Lang and Nakamura's article, like most economic analysis of property appraisals, is theoretical. Using a sample of mortgages purchased by Fannie Mae, we present preliminary research results that cast doubt on appraisal behavioral rules such as weighted averages or backward-looking expectations on which Lang and Nakamura and other theoretical studies are based. Instead, our results refocus attention on the moral hazard issues of appraisal. We find that in more than 80 percent of the cases, the appraisal is between 0 and 5 percent above the transaction purchase price, in only 5 percent of the cases is the appraisal lower, and in 30 percent of the cases, the appraisal and transaction prices are identical. It would take a strong statistical model to generate such occurrences. Our resutls also indicate that appraisal outcomes are used as a risk factor with different weights for loans with different characteristics (loan-to-value ratios and house prices). The results suggest that more empirical investigation of appraisal practices be conducted to verify the validity of conventional wisdom embedded in theoretical studies, and we offer an econometric framework toward this end.     

Green accounting: Reflections from a CSR and environmental disclosure perspective

In this commentary, we reflect on Thornton's (2013) extension to his original CA Magazine article on environmental accounting (Thornton, 1993) as well as the original contribution. Given our background in social and environmental disclosure research, we question Thornton's narrow focus on environmental accounting as it relates to the debits and credits of financial reporting, and we attempt to illustrate the problems that voluntary environmental disclosure creates with respect to reduced incentives for companies to improve environmental performance. We conclude by identifying our concerns with the future of environmental accounting given the recent ‘rediscovery’ of the topic by mainstream accounting researchers.     

Does the Exchange Rate Matter to Agricultural Bilateral Trade between Canada and the U.S.?

This study examines the effects of the Canada–U.S. exchange rate on bilateral trade of agricultural goods between the two countries and on U.S. farm income. Special attention is given to agricultural trade between the two countries under the Canada–U.S. Free Trade Agreement (CUSTA). This study utilizes two time series models: the vector error correction model (VECM) and the vector moving average model (VMA) with quarterly time series data from 1983 to 2000. It is found that the exchange rate has a significant impact on U.S. agricultural trade with Canada, but the impact on U.S. agricultural price and income is insignificant. The exchange rate between the two currencies is found to be weakly exogenous in the U.S. agricultural sector, which answers a fundamental question about the role of the exchange rate in Canada–U.S. bilateral trade for agricultural products. In addition, the results point to a significant, though minimal, effect on bilateral trade due to CUSTA.     

Optimistic bias in management forecasts by Japanese firms to avoid forecasting losses

Listed firms in Japan are effectively compelled to report management forecasts of sales, ordinary income, and net income along with actual earnings and sales each year. Prior studies report that Japanese managers tend to announce optimistic forecasts of earnings. We show that a large part (61.6%) of the overall optimistic bias in management earnings forecasts in Japan can be explained by loss forecast avoiding behavior of a small fraction (5.25%) of firms. Such behavior is caused in part by the view of the main bank and power group that the management forecast of earnings is the manager's earnings target. Our findings suggest that the Japanese stock market recognizes such loss forecast avoidance and accordingly discounts new information in management forecasts.     

Racial and ethnic differences in housing demand: An econometric investigation

This article empirically investigates the sources of housing demand differences between racial (black and white) and ethnic (Hispanic and non-Hispanic) groups. We estimate the tenure-adjusted housing demand equations from the 1989 American Housing Survey (AHS) national sample data and measure the effects of different sources for demand disparities in housing demand, but much less so in explaining racial differences in housing demand. Specifically, 98% (96%) of the housing demand differences between Hispanic and non-Hispanic owners (renters) is due to differences in group endowments. For the racial groups, 29% (51%) of the housing demand differences between black and white owners (renters) is attributable to differences in group endowments. The residual differences explain 71% and 49% of the black-white differentials for owners and renters, respectively. The residual components in our model capture the effect of institutional and structural factors intrinsic to the housing market (such as racial discrimination or residential segregation) and/or the influence of important omitted or harder-tomeasure variables correlated with race or ethnicity (such as wealth, employment history, credit history, and cultural differences in housing consumption).     

Budget traveler accommodation satisfaction: The case of Yogwans during the 2002 FIFA World Cup Korea/Japan

The preference attributes of budget-conscious travelers have been researched in detail, since the budget segment is important to the hotel industry. Special events, where budget-conscious travelers are major patrons and a huge volume of rooms is needed for a specific period, require accommodation alternatives. Yogwans, Korean-style hotels, have historically been utilized as such an accommodation alternative during special events in Korea. This study of the 2002 World Cup found that budget-conscious travelers were generally not highly satisfied with yogwans. Using a factor analysis technique, this study also identified five factors that were considered important for choosing to stay at yogwans. Finally, multiple regression analysis was then applied to examine the relative importance of each of these factors in influencing the overall satisfaction level of yogwan use. In order of importance, room quality, external quality, value, staff service quality, and accessibility were significant factors in determining the overall satisfaction level of yogwans. This study recommends that accommodation alternatives for budget-conscious travelers should match the needs of specific customers during special events by considering the unique attributes of the event and classifying attributes into fixed and variable categories.     

Consequences of psychological benefits of using eco-friendly services in the context of drone food delivery services

ABSTRACT

This study examined the importance of psychological benefits of using eco-friendly services in the context of drone food delivery services. Based on the theoretical relationships between the conceptual constructs, a research model was developed and then assessed using data collected from 397 samples in Korea. The data analysis results showed that the three sub-dimensions of psychological benefits (i.e. warm glow, self-expressive benefits, and nature experiences) play an important role in the formation of positive and negative anticipated emotions. Furthermore, the positive and negative anticipated emotions had a significant influence on desire, which in turn positively affects intentions to use.     

Biogeography based optimization for mining rules to assess credit risk

Financial institutions, by and large, rely on the use of machine learning techniques to improve the classic credit risk assessment model for reduction of costs, delivery of faster decisions, guaranteed credit collections, and risk mitigations. As such, several data mining and machine learning approaches have been developed for computation of credit scores over the last few decades. Moreover, the existing rule-based classification algorithms tend to generate a number of rules with a large number of conditions in the antecedent part. However, these algorithms fail to demonstrate high predictive accuracy while balancing coverage and simplicity. Thus, it becomes quite a challenging task for the researchers to generate an optimal rule set with high predictive accuracy. In this paper, we present an effective rule based classification technique for the prediction of credit risk using a novel Biogeography Based Optimization (BBO) method. The novel BBO in the context of rule mining is named as locally and globally tuned biogeography based rule-miner (LGBBO-RuleMiner). This is applied for discovering optimal rule set with high predictive accuracy from the dataset containing both the categorical and continuous attributes. The performance of the proposed algorithm is compared against a variety of rule-miners such as OneR (1R), PART, JRip, Decision Table, Conjunctive Rule, J48, and Random Tree, along with some meta-heuristic based rule mining techniques by considering two credit risk datasets obtained from University of California, Irvine (UCI) repository. It is found from the comparative study that the proposed rule miner in ten independent runs of ten-fold cross validation outperforms all of the aforesaid algorithms in terms of predictive accuracy, coverage, and simplicity.     

Are Commercial Mortgage Defaults Affected by Tax Considerations?

We study whether tax considerations are an important determinant of commercial mortgage default. We also study whether large lenders are better informed, or better at interpreting information for lending purposes, and hence have lower foreclosure rates; whether lenders have more information on larger borrowers than smaller borrowers, and hence have lower foreclosure rates on larger loans; and whether commercial mortgage defaults are related to debt service coverage and loan-to-values, both initial and contemporaneous. The paper’s main findings are fourfold. First, holding all else equal, there is evidence that tax considerations influence investors’ decisions about when to “put” assets to lenders. The results are consistent with the argument of Constantinides (J Financ Econ 13:65–89, 1984). Second, the evidence suggests that large lenders are especially knowledgeable about commercial mortgage borrowers and commercial property markets, in that they have lower foreclosure rates than smaller lenders. Third, on the question of whether lenders have more information on larger borrowers than smaller borrowers, we find that larger loans have, on average, lower default rates than smaller loans. Fourth, the findings suggest that lower default rates are associated with higher debt service coverage ratios, both initial and contemporaneous.     

How complex are networks playing repeated games?

Summary. This paper examines implications of complexity cost in implementing repeated game strategies through networks with finitely many classifiers. A network consists of individual classifiers that summarize the history of repeated play according to a weighted sum of the empirical frequency of the outcomes of the stage game, and a decision unit that chooses an action in each period based on the summaries of the classifiers. Each player maximizes his long run average payoff, while minimizing the complexity cost of implementing his strategy through a network, measured by its number of classifiers. We examine locally stable equilibria where the selected networks are robust against small perturbations. In any locally stable equilibrium, no player uses a network with more than a single classifier. Moreover, the set of locally stable equilibrium payoff vectors lies on two line segments in the payoff space of the stage game. Received: May 9, 1997; revised version: November 18, 1997