Economic Outlook

Dean Maki Head of US Economics Research April 2010

PLEASE SEE ANALYST CERTIFICATION(S) AND IMPORTANT DISCLOSURES STARTING AFTER PAGE 21

The labor market is improving, boosting household income
3m chg, pp -0.8 3m % chg 1.0 3m/3m % chg, saar 10 Payroll proxy (agg wkly hrs * avg hrly earnings) 8 -0.4 0.5 6 4 2 0.4 -0.5 0 -2 0.8 Unemployment rate (lhs, inverted) Nonfarm payrolls (rhs) -1.0 -4 -6 -8 -2.0 00 01 02 03 04 05 06 07 08 09 10 -10 05 06 07 08 09 10

0.0

0.0

1.2

-1.5

1.6

Note: Shading indicates recession. Source: BLS, Haver Analytics, Barclays Capital

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Consumers are spending the additional income they are earning
% y/y, quarterly data 20 % 3m/3m, saar 6 5 4 0 3 2 -10 1 0 -20 -1 -2 -3 -40 00 01 02 03 04 05 06 07 08 09 10 Light vehicle sales
Note: Shading indicates recession. Source: BEA, Autodata, Haver Analytics, Barclays Capital

10

-30

-4 00 01 02 03 04 05 06 07 08 09 10 Real non-auto consumption

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US households more exposed to equities, but less exposed to real estate
% 220 US UK Euro area Stock market holdings as a % of disposable income % 500 450 400 350 300 100 250 200 150 20 90 92 94 96 98 00 02 04 06 08 100 90 92 94 96 98 00 02 04 06 08 US UK Household real estate as a % of disposable income

180

140

60

Note: Stock market data exclude holdings by defined benefit plans and life insurance companies as well as unquoted equities. 2009 real estate observation for UK is estimated using house price changes. Source: Federal Reserve, Eurostat, ONS, FTSE, Haver Analytics, Barclays Capital

4

ISM inventories and exports are popping higher
Index, sa 75 70 65 60 55 50 45 40 35 30 25 20 00 01 02 03 04 05 06 07 08 09 10 ISM manufacturing composite ISM manufacturing: new orders 35 30 00 01 02 03 04 05 06 07 08 09 10 ISM manufacturing: inventories ISM manufacturing: new export orders 40 50 45 Index, sa 65 60 55

Note: Shading indicates recession. Source: ISM, Haver Analytics, Barclays Capital

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Global manufacturing confidence is at a cyclical peak
3m/3m % chg, saar 20 SD from mean 1.5 1.0 10 0.5 0 0.0 50 -0.5 -10 -1.0 -20 -1.5 -2.0 -30 Global manufacturing output (lhs) Global manufacturing confidence (rhs) -40 98 00 02 04 06 08 10 -3.0 25 07 08 09 10 -2.5 45 40 35 30 US UK Euro area Index 65 60 55 PMI export indices

Source: Datastream, Markit, ISM, Haver Analytics, Barclays Capital

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US Rates Outlook
Ajay Rajadhyaksha, Head of US Fixed Income and Securitized Products Strategy Anshul Pradhan, US Fixed Income Strategy April 2010

Macro Views at the Start of 2010…
Rate sell-off in Dec 2009 will take a breather in Q1… …before rates start rising again by the end of Q1, and over Q2-Q4 2s/10s should remain steeper than the forwards, and stay at record-steep levels 5s/30s is a good way to put on steepeners, especially going into bond auctions Swap spreads should tighten, and 10-year swap spreads turn negative… …driven by massive Treasury issuance as well as a deteriorating fiscal situation Sell gamma – low realized vol and range-bound rates in Q1, supply, and a weak mortgage option …while we expected longer expiries to hold up better End of the Fed’s asset purchase program would not be an ‘event’ for MBS spreads… …though 15-20 bp of spread widening likely Housing and securitized markets pose far lower systemic risk… …but home prices have very limited upside for several years

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…and Macro Views Going Forward
Rate sell-off should continue, though in a contained fashion… …and the curve should stay steeper than the forwards for several months Especially with the latest payroll report taking away a major part of the bond bulls’ argument Fair value for 10-year swap spreads is still negative… …though the near-term widening is not a surprise after the sharp move 2 weeks ago Gamma has little further downside – the focus should shift to intermediate expiries The vol curve is too steep – sell 2y*10y hedged with 3M*10y Supply of vol should continue to be a factor pressuring all options lower There should be little MBS spread widening left – and we turn Overweight on the basis now Limited home price declines, especially as the latest HAMP program increases bottlenecks We still like many of the trades recommended at the start of the year, but a lot has already been realized So conviction on trades is that much lower

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Macro Effects of the New Housing/Mortgage Programs
HAMP program – 20-40% of all HAMP modifications …but 3-4MM modified loans will still be very difficult FHA Refi program – 88bn in possible agency refis / 51bn in possible non-agency refis Realistically, 50-60% of this universe of 140bn will end up refinancing FHA supply should pick up by 50-100bn but impact on agency speeds is muted Housing – further slowdown in foreclosure to REO roll rates Home price declines might be even more muted than our 4-5% forecast Banks – Losses should be 25-30bn lower on residential loan books …led by lower losses on first liens, but the change is not huge given future bank losses of 800+bn Many operational challenges remain, and many questions are not yet answered… …while debt forgiveness could increase moral hazard risk

10

10y Spreads Should Trade in Negative Territory
10y spreads are still trading quite tight relative to history Forward-looking budget deficit expectations are the main driver 10y spreads should be trading in negative territory to reflect persistent deficits.

Main Driver: Budget Deficit Expectations
160 140 120 100 80 60 40 20 0 -20 Apr-90 8 6 4 2 0 -2 -4 -6 Apr-94 Apr-98 Apr-02 Apr-06 -8 Apr-10

10y Spreads, bp, LHS Fair Value, bp Average Deficit/GDP %, 5yr forward, RHS

10y spreads: A Historical Perspective
160 140 120 100 80 60 40 20 0 -20 Apr-94 Apr-97 Apr-00 Apr-03 Apr-06 Apr-09 0
30 20 16

10y Spreads Should be Negative
20

10 15 0 -10 -20 -30 -40 2s Market, bp

9

0 -17 -10 -31

5s

10s

30s

Fair Value - CBO Adjusted Deficit Projections

10y Matched Maturity Swap Spreads, bp

Source: CBO, Barclays Capital
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Government Debt: A Global Concern
Spreads are trading at historically tight levels across the globe. Countries where government debt is perceived to be riskier have tighter spreads Spread tightening in UK as sovereign CDS spreads widened highlights the risk

UK Experience: A Risk
110 UK 10y Sovereign CDS, LHS 100 90 80 70 60 50 40 Sep-09 10y UK Swap Spreads, RHS (inverted scale) -30 -20 -10 0 10 20 30 40 Sep-09 Oct-09 Nov-09 Dec-09 Jan-10 Feb-10 -40

30y Spreads and Sovereign CDS
0Holland 30y Swap Spread, bp
10y Swap Spread, bp 20

10y Spreads and Sovereign CDS
Germany 10

-20Germany -40 -60 -80 -100 -120 25 France

US Belguim UK

0 -10 -20 -30 -40 -50 -60 Holland

US France Belguim UK

Spain Italy 50 75 10y Sovereign CDS 100 125

Italy 25 50 75 10y Sovereign CDS 100

Spain

-70 125

Source: Barclays Capital

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What happened two weeks ago?
An increase in swapped issuance activity; however, not far from recent experience Increased concerns about government debt sovereign CDS spreads widened and government yield curves steepened Investors were forced to unwind crowded spread widener positions

A Rise in Financial Issuance
30 25 20 15 10 5 0 Feb-09

Mar-09

May-09

Jul-09

Sep-09

Nov-09

Jan-10

Mar-10

Weekly Swapped Issuance, $bn

4 week Moving Average

Sovereign CDS Spreads Widened…
12 10 8 6 4 2 0 Belgium France Germany Finland UK US N etherlands A (N vg onAustria -2

…and Yield Curves Steepened Globally
16 14 12 10 8 6 4 2 0 -2

Belgium

France

Germany

Finland

UK

US

N etherlands

Avg (N on-

Austria

US)

Tightening in 10y Spreads, bp

Increase in Sovereign CDS, bp

Tightening in 10y Spreads, bp

Change in 2s10s Tsy Curve, bp

Source: Barclays Capital.

US)

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US MBS/Residential Credit Outlook
Sandeep Bordia Head of US Residential Credit Strategy April 2010

Agency MBS OAS has widened
Current Coupon L-OAS and T-OAS has widened
20 15 10 5
50 200 150 100

MBS remain rich to other assets
Treasury OAS (bp) Agency OAS (bp) Nominal spread of Mortgages vs. AAA Industrial 10y (bp)

0 -5 -10 -15 -20 Oct-09 Nov-09 Dec-09 Jan-10 Feb-10 Mar-10 T - OAS (bp)
0 -50 -100 -150 Apr-02

Apr-03

Apr-04

Apr-05

Apr-06

Apr-07

Apr-08

Apr-09

L - OAS (bp)

Treasury and Libor OAS have diverged recently on account of rapid tightening of swap spreads last week OAS widening over the past couple of weeks comes as the Fed ends its MBS purchase program Despite this however, we believe agency mortgages are still trading rich as spreads to Treasury, agency debt and credit are still below historical averages
___________________________ Source: Barclays Capital

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The coupon-by-coupon Fannie cleanup scenario

Fannie Mae announced clarifications regarding its buyout timeline on March 18, 2010 The announcement confirmed that buyouts would occur coupon by coupon, with 6.5s bought out in the April report, 6.0s in May, and 5.5s and 5.0s in the June report We expect speeds on credit-impaired 6.5 cohorts to exceed 85 CPR in the April report, and 6.0 cohorts to be exceed 70 CPR in the May report.

FN 30y prepayment forecast
Actual CPR Coupon 5 Vintage 2008 2007 2006 5.5 2008 2007 2006 6.0 2008 2007 2006 6.5 2008 2007 2006 Mar 15.7 17.6 18.2 21.9 24.0 23.1 26.1 26.7 22.8 28.0 29.3 22.2 Projected FNMA (reporting month) Apr 20.6 22.6 21.8 27.2 30.3 29.1 33.3 35.7 29.8 85.0 93.3 87.1 May 18.2 20.6 21.2 25.4 28.1 27.1 68.7 81.3 75.5 30.5 33.1 29.9 Jun 33.9 53.8 52.6 48.9 65.5 65.5 27.3 29.4 28.3 29.1 32.1 28.7

___________________________ Source: Barclays Capital

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New initiatives announced
Bringing debt forbearance to the top of the HAMP waterfall, along with earned forgiveness
Targeted at underwater borrowers with MTM LTV > 115 Effect of lower redefaults overcomes extension to result in moderate upside for senior securities

FHA short refinancing program for non-FHA current borrowers
Underwater current borrowers have part of debt forgiven and are refinanced into new FHA loan, second lien resubordinated subject to CLTV < 115 Given stringent eligibility criteria (full FHA underwriting) few borrowers expected to qualify

Other updates to HAMP and HAFA
Greater scrutiny about offering HAMP to borrower before foreclosure New payment reduction scheme for unemployed borrowers Increase incentives in HAFA to encourage foreclosure alternatives Will hold up the foreclosure to REO process

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Implications for the housing market
The slowdown in the HAMP foreclosures and modifications will delay near-term distressed supply – effect to be visible in 3-6 months Increases likelihood of limited or no additional declines in 2010 at cost of long drawn recovery – bolsters our view that government will do whatever it takes
REO influx rate will remain contained REO stock will remain high for a long time
1,000 REO Inventory (000s) 800 600 400 200 Nov-09 Optimistic Base Stress

160 120 80 40 0
Jan-05 Nov-05 Sep-06 Jul-07 May-08 Mar-09 Jan-10

REO Outflux
___________________________

REO Influx

Nov-10

Nov-11

Nov-12

Source: NAR, MBA, LoanPerformance, Barclays Capital

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Overall banks losses will come down slightly
1st lien refi likely to help banks by slightly lowering overall losses More front-ended losses from HAMP but lower overall losses for both 1st and 2nd liens Resi loan losses will be lower by about 5-10%
Bank 1st and 2nd lien losses Assets Loans secured by 1-4 family first liens Loans secured by 1-4 family junior liens Home equity loans Total
Source: FDIC, Barclays Capital

Current loans Prev. Loss 138 New Loss 123

Delinquent Loans Prev. Loss 92 New Loss 86

REO Loss 6

Total Prev. Loss 230 New Loss 209

1741

188 667 2596

26 71 236

25 65 212

9 17 118

8 16 96

0 0 0

35 88 354

33 80 322

___________________________

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Current non-agency trade recommendations
Type Overall View Trade
● ●Favorable on prices ●

Rationale
Higher yields than other risky assets Muted supply, strong demand and cheap leverage

● Systematic risk premium widening can be hedged out using CDX.HY ● 2H06 Subprime PAAAs and LCF AAAs ● Outright best yields by 2-3% vs. other non-agy sectors ● Pickup yield, reset risk is overstated. ● Yield pickup in cleaner collateral, recast risk overblown ● Stable profiles with high levered yields

Outright Long

● Alt-A ARM SSNR 2006/07 ● 2005 OA SSNRs

Levered Long Recovery Trade PrimeX Reremics

● Jumbo /alt-A Fixed SSNR

● ABX 07-2 LCF vs. 1.12x ABX 06-2 PAAA ● Long 2007 Subprime LCF/PAAAs outright ● PrimeX ARM could be a good substitute for cash ● Long Sr Mezz

● Downside hedged out with option like upside profile ● Best price pickup in a recovery ● Rate Modification risks decreased. However, final structure/cashsynthetic basis will determine viability ● Attractive risk-reward profile

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CMBSN SSNRs rally despite continued credit deterioration
Impressive rally in March and spreads tightened over 65bp Mounting credit pressure
Impressive Rally over the Month
Bp 1,600 1,400 1,200 1,000 800 600 400 200 0 Sep-08 Dec-08 Mar-09 Jun-09 Sep-09 Dec-09 Mar-10
___________________________ Fixed rate conduit / fusion universe only. Source: Barclays Capital

Special Serviced Loans Continue to Rise
12 SS-current 30+d delq

LCF Dupers - 2005+ all GSMS 07-GG10 A4

10 8 % 6 4 2 0 00 01 02 03 04 05 06 07 08 09 10 30+ day delinquency rate = 7.8% Specially serviced current = 3.4% Total = 11.2%

Spreads dipped below pre-Lehman bankruptcy level

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Reg AC and Important Disclosures
Analyst Certification(s) We, Dean Maki, Ajay Rajadhyaksha, Anshul Pradhan and Sandeep Bordia, hereby certify (1) that the views expressed in this research report accurately reflect our personal views about any or all of the subject securities or issuers referred to in this research report and (2) no part of our compensation was, is or will be directly or indirectly related to the specific recommendations or views expressed in this research report. Important Disclosures For current important disclosures regarding companies that are the subject of this research report, please send a written request to: Barclays Capital Research Compliance, 745 Seventh Avenue, 17th Floor, New York, NY 10019 or refer to https://ecommerce.barcap.com/research/cgi-bin/all/disclosuresSearch.pl or call 212-526-1072. Barclays Capital does and seeks to do business with companies covered in its research reports. As a result, investors should be aware that Barclays Capital may have a conflict of interest that could affect the objectivity of this report. Any reference to Barclays Capital includes its affiliates. Barclays Capital and/or an affiliate thereof (the "firm") regularly trades, generally deals as principal and generally provides liquidity (as market maker or otherwise) in the debt securities that are the subject of this research report (and related derivatives thereof). The firm's proprietary trading accounts may have either a long and / or short position in such securities and / or derivative instruments, which may pose a conflict with the interests of investing customers. Where permitted and subject to appropriate information barrier restrictions, the firm's fixed income research analysts regularly interact with its trading desk personnel to determine current prices of fixed income securities. The firm's fixed income research analyst(s) receive compensation based on various factors including, but not limited to, the quality of their work, the overall performance of the firm (including the profitability of the investment banking department), the profitability and revenues of the Fixed Income Division and the outstanding principal amount and trading value of, the profitability of, and the potential interest of the firms investing clients in research with respect to, the asset class covered by the analyst. To the extent that any historical pricing information was obtained from Barclays Capital trading desks, the firm makes no representation that it is accurate or complete. All levels, prices and spreads are historical and do not represent current market levels, prices or spreads, some or all of which may have changed since the publication of this document. Barclays Capital produces a variety of research products including, but not limited to, fundamental analysis, equity-linked analysis, quantitative analysis, and trade ideas. Recommendations contained in one type of research product may differ from recommendations contained in other types of research products, whether as a result of differing time horizons, methodologies, or otherwise.

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