Welcome to The S-Curve
Now you will be able to receive the latest announcements, product updates, and our insights on the mortgage market in real time.
The name of the blog, the S-Curve, is a reflection of our logo and the central feature of our prepayment model. S-curves are seen in nature in many phenomenon, from population growth to prepayment and default models. Our first S-curve, in the early 1990s, used the arctangent function, then piece-wise linear functions, and evolved over time to be more complex and vary by FICO, loan size and LTV. This evolution encapsulates both the timeless nature of fundamental relationships and constant innovation to describe them better over time.
We hope you find the information useful and we look forward to your feedback.
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Takeaways from Lessons Learned: Insights for Managing the Interest Rate Risk of BanksEventsAndrew Davidson & Co., Inc. (AD&Co) held a webinar on June 8th entitled “Lessons Learned: Insights for Managing the Interest Rate Risk of Banks.” Mickey Storms from our Alliances and Policies team, Alex Levin from our Financial Engineering team and Andrew Davidson were featured speakers.
Mickey revisited interest rate changes since the onset of the pandemic and showed how these led to changes in appetite for yield curve risk at banks as interest rate declines compressed their Net Interest Margins (NIM) as depicted in the slid below. He went on to show how this appetite conveyed a questionable sense of comfort by banks that the Assets and Liabilities (A/L) duration gap would not be problematic in the future. The example presented was the strategy of increased short funding of MBS with deposits as rates fell during the pandemic, the success of which depended on an implied long duration of deposits to conceive of a manageable duration gap between A/L. He went on to show the significant duration that exists on the asset side of bank balance sheets and that in the absence of hedging, the success of short funding strategies relies critically on the behavior and duration of deposits whose behavior has changed recently. Mickey closed by pointing out that there has been a lack of regulatory focus on Interest Rate Risk (IRR) in recent years that accommodated banks taking interest rate and duration risk at U.S. Banks.

Alex considered several important methodological challenges in measuring IRR and the A/L duration gap. He began with the asset side and explained why an empirically developed prepayment model is not sufficient to fully capture AFS assets’ market sensitivities. For the purpose of replicating those sensitivities, a prepayment model needs to be “risk-neutralized” with faster refinancing and slower housing turnover – the main feared directions of the prepay-model risks. A risk-neutral model would better track market sensitivities of premium and discount assets, as illustrated by the dynamics of different duration measures during 2022 (a similar pattern observed across the TBA coupon stack).
As a risk-neutral turnover rate is slower than an actually observed one, the currently outstanding MBS portfolios (and most banks’ assets) are longer (duration-wise) than many people think.

Comparative Duration Measures
OAD – Option-adjusted duration utilizing empirically developed prepay model
prOAD – Option-adjusted duration utilizing risk-neutralized prepay model
EmpDur – Empirical 60-day sensitivity measured from the daily moves of TBA price and 10-yr rate (model-free)Alex discussed the role of Non-Maturing Deposits (NMD). While an empirically defensible model of retention and paid rate is a good start, many external factors are typically not evident from historical data. Those include possible changes in the deposit base or media/bad press effects that could shorten the duration of NMDs. Therefore, A/L duration gaps are likely to be wider than ones measured.
Alex demonstrated a Net Present Value (NPV) analysis of a hypothetical bank with assets, term liabilities, and NMDs. He constructed a TBA-13-type of NPV of equity profile for two cases:
- NMDs are intact (chart on the left below)
- NMDs are replaced with par-valued liabilities having no intangible value to the bank (chart on the right below).

This exclusion of the economic value of NMDs from the NPV consideration is a useful stress-test we recommend banks conduct.
A bank’s hesitation to hedge IRR is commonly linked to a loss of NIM under the commonly steep yield curve. Under the current inversion, swaps have a positive carry that would improve NIM while closing (or even inverting) the duration gap. Alex demonstrated the use of a 3-year SOFR swap that would make the same bank duration-neutral while adding 50 bps of NIM or even inverting the IRR exposure while adding 100 bps of NIM.
Andy closed by dimensioning the two-way risks that exist with respect to future interest rates and the shape of the yield curve and pointed out how this may impact the dynamics of other assets and businesses that banks maintain. Among these were mortgage servicing and origination. He addressed bank risk management board roles, policies, procedures and controls and discussed the critical importance of an open culture with respect to risk insights and tactics. The review of models and scenarios used to manage IRR was also presented, as was the importance of asset diversification and capital allocation processes that include risk limits. He closed by talking about Basel 2 IRR analytical methods and how focusing on economic value, earnings and market are essential to effective IRR management.
Click here to view the presentation and webinar recording.
The S-Curve Archives
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ProductsAndrew Davidson & Co., Inc (AD&Co) is pleased to announce the beta release of a new monthly report series titled “Specified Pool Prepayment Trends,” which aims at showing market prepayment trends for specified agency pools in support of pay-up analyses by investors, traders, and alike.
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ProductsAndrew Davidson & Co., Inc (AD&Co) is pleased to announce that Polypaths LLC supports AD&Co’s Auto LoanDynamics Model (Auto LDM) providing prepayments, defaults and losses on auto loans and securities.
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EventsThe Structured Finance Association hosted SFVegas 2023 (February 26 - March 1), a broad capital markets conference with thousands of attendees in Las Vegas. Andrew Davidson & Co. Inc. (AD&Co) was a sponsor focused on the mortgage sector. As we engaged with clients and policy leaders, a few themes emerged: Data, Expanding Access Safely, Ginnie Mae Servicing and Auto Loan Performance.
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ProductsAndrew Davidson & Co., Inc (AD&Co) is pleased to announce the official release of the LoanDynamics Module in Kinetics, AD&Co's new modular platform for running AD&Co analytics via a desktop application, web browser, or REST API. The LoanDynamics Module is the latest way to run the LoanDynamics Model, allowing users to perform sensitivity analysis, validation testing, and scenario analysis in a modern, user-friendly application.
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ThoughtsRecently the Federal Housing Finance Agency (FHFA) announced some upcoming changes related to the use of new credit scores, FICO 10T and VantageScore 4.0 by Fannie Mae and Freddie Mac. “FHFA expects that implementation of FICO 10T and VantageScore 4.0 will be a multiyear effort. Once implemented, lenders will be required to deliver both FICO 10T and VantageScore 4.0 credit scores with each loan sold to the Enterprises”.[1] This announcement will impact the entire mortgage ecosystem.
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ThoughtsJanuary is National Mentoring Month which is very appropriate since it coincides with the time when we typically set out our goals and intentions for the New Year. Organizations are embracing mentoring programs and these programs have indeed become a strategic imperative for many. There are many benefits to mentorship and it's easy enough to comprehend. The individuals involved in a mentoring relationship and the organizations that choose to sponsor a mentoring program all are likely to benefit.
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ThoughtsHomeownership is the largest source of wealth accumulation and inter-generational wealth transfer for the working and middle class. However, the history of racial discrimination (it was actually legal to discriminate by race in housing until the Fair Housing Act of 1968), suggests that we have a continuing responsibility to ensure fair access to housing and housing finance.
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ThoughtsDear Friends,
As Andrew Davidson & Co., Inc. (AD&Co) reaches its 30-year milestone, I reflect on two seemingly contradictory ideas: Firms need experience to guide clients through difficult times but sometimes it is necessary to discard past practices to achieve breakthroughs.
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ThoughtsFor many people, having accessible transportation (a car, for example) is necessary. Most U.S. people live in areas without adequate public transportation and require vehicles to access jobs, healthcare, and groceries.
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Thoughts
As interest rates rise and fewer loans with refinancing incentive remain, other factors are primed to play a larger role in determining prepayment speeds in the coming months (and perhaps years). Turnover, the rate at which people move, is the most cited of these factors. In this blog post, we’ll consider two other potential drivers: curtailments, or partial prepayments, and mortgage payoffs that don’t involve taking out a new loan.