Originally posted as a Twitter thread on November 02, 2021

few thoughts on iBuying in light of ZG news:
Amazon started off stocking every book it sold, but the vast majority of revenue is now 3P marketplace/FBA (Fulfilled by Amazon). Once AMZN aggregated consumer demand, it started aggregating other sellers and charging commissions

So iBuying is not simply “let’s take lots of principal risk by playing market maker.” Opendoor is aggregating a lot of inventory, which in turn aggregates consumer demand (direct to OD), which then would allow OD to aggregate 3P supply since supply follows consumer demand

the only way to do this is to buy the homes since, as a principal, Opendoor can choose to withhold from MLS and simply list direct. An agent representing a homeowner could try this but…there’s no strategic value to owner in risking lower price for “strategic value to company”

next: cohort math. The real embarrassment to ZG is that their misfire on this business impugns the accuracy of their apparently not very accurate “Zestimate.” But the reason for the misfire, IMHO, is about how cohorts work and age.

let’s say I buy 1000 homes this month for $300M. Avg price $300K. Between commissions, fixes, cost of capital, etc I might be shooting for 50bps profit at the end. But the last 10 homes to sell will make or break me. Why?

by virtue of the fact that they are my LAST 10 to sell, something must be wrong with them. Termites, ghosts, etc. I might need to discount them by 50% to sell them. But that 50% principal impairment wipes out my WHOLE cohort profit/is not realized until the END of cohort!

so basically:
-there is a lot of strategic value to aggregating supply -> aggregating demand to build a marketplace in the biggest asset class in the world. It’s not dumb to try.
-it is very, very hard to get it working, particularly since it will look good until the very end