Gary Kain
Analyst · Autonomous Research
Yeah, sure, I mean, first off, so we’ll start with why that we think they will kind of prepay faster in a rising rate environment. I want to be clear, they will still slow down versus where they have been. The difference is a brand new pool generally takes a couple of years. I mean, if you think about in a rising rate environment where people are not refinancing, because they can lower their rate. They are typically kind of prepaying or leaving the pool mainly because they move. And so, a new loan where someone has just taken out a new loan either at again a decent percentage of recent originations are purchase, they’re obviously – again, that percentage is going to go up now that rates have gone up especially. But even so, even people that have newly refi-ed they typically don’t do that if they think they’re going to move right away. So, from that perspective, new pools take awhile to season or to get to the point where they’re going to have reasonable turnover so to speak. Or as a seasoned pool that’s three-years-old or something, three-, four-, or five-years-old is in a very different position, again both from the perspective that it’s much further out on a ramp so to speak. And so, that means that if rates are much higher, instead of getting two, three, four CPR like you might get on a newer pool; you’re likely to get seven, eight, nine CPR on the more seasoned pool. In today’s environment, there is another benefit which is the three-, four-, five-year-old pools also have built-in house price appreciation, which also means that from a credit perspective they’re in a better position to refinance. They actually could consider some level of cash out refi, even though that’s not going to be as big an issue. But they are certainly not going to be locked into their home, and so they’re in a better position to move. So, there are a couple of different factors that get to that. And again, when you go to, well, we lowered our expectation for longer-term prepayments; I mean, the only thing that relates to is we’re just taking out in a sense a component of refi expectations. And that’s the component that is kind of correlated with interest rates. So, hopefully that…