FYI - Eastern Wyoming in 'safe economic zone' - general info (Cheyenne: for sale, real estate)

[StealthRabbit]

Decent article for those who want to get a 'feel' for eastern WY economy
Slice of central US safe from recession shrinking - Yahoo! News

Unfortunately this 'safe zone' is shrinking. (surprise, surprise!! ) Gomer Pyle style comment.

[GEORGIAINMT]

Thanks for the link. It's a pretty good article. I do feel much "safer" economically here in Wyoming than I know most of the people in the country feel. I feel very fortunate to be where I am and to be in a better economic situation personally than I've ever been in my almost 50 years!

[sunsprit]

I think it's a pretty misleading article on many fronts ....

1) It doesn't address the number of regional farm failures or very marginal income from many of the farms; ie, you cannot pay the current prices for the farmland and get a ROI from farming it.

2) It doesn't look at the empty storefronts in many of the small farming/ranching communities in the area. The communities' business base is in very poor condition. Torrington gets a local boost due to a new prison and the increase in real estate sales/prices that comes with the new jobs/demand for housing.

3) It doesn't address the issue that there's little room for more folks to come on in and survive financially. Nor does it mention that many of the farmers/ranchers work off the farm/ranch to help pay for their farming/ranching habit ... jobs where they can get benefits, such as medical insurance through their employer. Public works jobs are especially valued .... decent pay with great benefits.

In short, a lot of these counties are "stable" economies because they've rarely had any big "upside" over the last decades. So they don't have the downturn associated with the current marketplace.

But wait until the results are in this year for ag crops, including alfalfa ... the region has had very good moisture this year, production is way up, demand is soft and prices are falling.

Why? because virtually every pasture environment is grown tall this year as we haven't seen for a decade or more. Many dryland grazing properties are being "hayed" this year because there's so much growth and the livestock can't make a real dent in the amount of forage there. There will be a serious glut of alfalfa and other forage in the near term as the second cuts come in, which means depressed prices ... a welcome situation for the dairy farmers who need the high protein/high RFV alfalfa.

The wheat harvest is going on right now, and bushels/acre is way up, again due to the abundant moisture this year. Given that world markets aren't as strong as they've been in the past few years when the USA had wheat production and the rest of the major producers didn't, wheat is already heading steadily downward. I know of one local grainary that sold all the certified organic HRWW they could get their hands on last year for prices ranging from a low of $12.50 per bushel to $18.00 per bushel ... and this year, they can't find adequate buyers for the 28 semi-loads of HRWW they got in last week. Storage space is almost full and at a premium right now ... they're actually going out into the field and renting the unused small grain bins on local farms that haven't been used for years. Oh, and they're only getting $6.50 per bushel right now when they can sell the stuff. The grainary operator tells me that the buyers won't "buy forward" contracts this season because they expect that the price will be lower next week and the next; their order buyers are only taking delivery for what wheat they actually need on a week-to-week basis.

Also, beef prices are way down right now. I know of several producers who won't take their stock to the sale barn now because the prices are so low ... and with the abundant forage, they can keep the cows for awhile without incurring big feed costs. With much of the demand for red meat decllining right now, the trend doesn't look good for the forseeable future in cattle markets.

Note, also, that the article mentioned how many counties that were in good condition just a short time ago and how that list has shruck to about 200 counties now.

When farmers such as the one featured in the article brag about how times have been good for them over the last few years, they don't mention that they are on long term family owned operations and that they have learned the art of surviving on a very modest net income and enjoying that standard of living. You won't find a lot of "bling" and fancy cars and expensive fine dining and clothes in their lifestyle ... nor a lot of expensive travel and vacations .... all the trappings of "success" that most of the country has grown accustomed to as the norm for their lives. Most of the wealth of these folks is in their land and their production equipment .... and their normal standard working days would make those hard-working high priced folk in many professions wince with pain just thinking about how many hours these folks put in without a break, and without a vacation, or without many frills or rewards except the sheer pleasure of truly enjoying the work they do.

"Modest" wouldn't even begin to describe the housing most of these folk live in ....

As a buyer for these types of farms, I've looked at a lot of properties in the region for sale. The big houses are owned by people who came here with lots of money and don't derive their main income from the local farm/ranch economy. Even when you look at the big name farms in the Cheyenne area, the folks made their money from other ventures or professional practices ... and the farm was a tax deduction or a hobby; this is true of many other areas of Wyoming. To put it in perspective, I've been in houses that were owned by multi-million dollar property owners, free and clear ... and the houses would be tear downs or condemned as blighted in most places around the USA, especially the big coastal cities. It's simply a standard of living that those folks can't even relate to ... and wouldn't want to live in.

Dont' take my word for it ... get your hands on The Fence Post or Wyoming Livestock Roundup or any of the other regional papers that report on prices and trends. It's not a rosy picture right now. With the looming prospect of greatly increased energy costs in the near term, this is a sector of the economy that may be on it's way out except for very efficient niche producers. The reality is that a lot of countries with cheaper labor and land costs, little regulation and control of farming practices, can produce and ship foodstuffs to the USA for less money than we can produce domestically. I think the writer of the cited article would have been excited to sell a highly discounted first class passage ticket on the Titanic's maiden voyage while knowing that the passage ahead was filled with icebergs ....

[wyolady]

Originally Posted by sunsprit

I think it's a pretty misleading article on many fronts ....
2) It doesn't look at the empty storefronts in many of the small farming/ranching communities in the area. The communities' business base is in very poor condition. Torrington gets a local boost due to a new prison and the increase in real estate sales/prices that comes with the new jobs/demand for housing.

Which communities? Yoder? Hawk Springs? Albin? Lagrange? These stores fronts have been vacant for 20 years. At least in these towns, there are more small businesses that have come in, cleaned up and opened up in the last 10 years.

Originally Posted by sunsprit

In short, a lot of these counties are "stable" economies because they've rarely had any big "upside" over the last decades. So they don't have the downturn associated with the current marketplace.

This is true - but the farmer/rancher interviewed in the Yahoo article says exactly this.
"We miss out on the booms and busts, but overall we're in pretty good shape."

The President of First State Bank, with branches in Wheatland and Torrington, states in the article
"The vast majority of our borrowers have had a pretty good run. And by that, I'm going to say eight to nine years of really (ag) good prices," Daly said. "They've increased their equity positions, they've paid down debt, and they're in a position, for the most part, to weather the storm."

[sunsprit]

Originally Posted by wyolady

Which communities? Yoder? Hawk Springs? Albin? Lagrange? These stores fronts have been vacant for 20 years. At least in these towns, there are more small businesses that have come in, cleaned up and opened up in the last 10 years.

This is true - but the farmer/rancher interviewed in the Yahoo article says exactly this.
"We miss out on the booms and busts, but overall we're in pretty good shape."

The President of First State Bank, with branches in Wheatland and Torrington, states in the article
"The vast majority of our borrowers have had a pretty good run. And by that, I'm going to say eight to nine years of really (ag) good prices," Daly said. "They've increased their equity positions, they've paid down debt, and they're in a position, for the most part, to weather the storm."

There's lots of empty storefronts in the Torrington area, too. And I can see similar situations in a swath of towns all the way from there to Scottsbluff, NE ... which is part of the article area.

First State Bank's total capitalization wouldn't equal a hour's worth of business of the major banking presences in the region. They're a very small business that's found a niche that works for them ... it's not like they're a powerhouse financial indicator of the region.

Just got the new Wyoming Livestock Roundup yesterday ... premium horse hay alfalfa in small squares reported at $135/ton, a low price considering that it's mostly 1st cutting but 2nd cut reported underway. Beef? live steers at $83.29, 40 cents down from last week ... and down from $94.79 a year ago, a very significant drop of 10%. While some grains and soy is a little bit up right now, Wheat has been steadily going down 15 cents per week, and it's now reported at $5.32-5.37 in a time frame of September to March futures.

We enjoyed a very strong USA Wheat market over the last few years due to worldwide crop failures and shortages. That situation, as reported in many industry articles, has now stabilized and the other wheat producers have had good crop production ... so the intense demand and high prices of the last several years are now gone. Absent such a ripple in the marketplace, the huge profits in the wheat business of the last few years are now just a memory. I know of a couple of organic wheat producers who held on to their product in the last 24 months and resisted the strong attraction of what appeared to be the top of the market .... one of them netted almost $1.5 million more on his crop by waiting it out until he really did sell at the top of the market, at $18 bushel instead of the initial $12 bushel price. This certainly went a long way toward buying new equipment, paying down mortgages, doing a little fixing up on the farm, etc.

But that fellow was also surrounded by others who couldn't make it, even in these "good times". For example, we had a neighbor who owned 4 sections of dryland wheat land, fairly productive ground .... and custom farmed another 4 locally across SE Wyoming and into NE Colorado. In addition to that, he custom combined with his extended family, starting on the wheat harvest to the South and continuing up North and also traveling into KA and NE. His business loans totalled over $3 mil for equipment and operations, and mortgages ... and he'd been defaulting on the annual payments for the period of 1998-2006. When he got into trouble, the bank kept on loaning him more money and rolling over the debt; of course, each year the payment and shortage got even worse. The bank finally foreclosed on him in 2007, got him off his property and out of his house in 2008, and has started selling off his place in 80 acre dryland residential properties. At the current price, only two of those 80 acre parcels have sold ... one with his homestead on it and another for a residence. If the bank gets their asked dollar for his land in the 80 acre parcels ... they'll be short about $1.5 million after having auctioned off his equipment and his household items (cars, pick up trucks, etc).

Having watched this scenario unfold, I was dumbfounded that the banks would let him get so far behind in equity compared to his loans. His explanation was that they kept throwing good money after bad, and he was willing to continue on with his combine and farming business until it lost it all.
Considering that he failed during some of the best wheat price periods of recent memory, and his lands were inheirited from his grandfather's estate for almost no money (the taxes were paid by selling off other parcels) ... I'm still impressed at how badly upside down the fellow went with federal loan guarantees to assist him.

Similarly, we have a local dairy that's really in financial trouble. Put together on a land holding that's been in a ranching family for 3 generations, they've received over $12 million in federal insured loans. It's a big deal operation, with automated milking stations and log-in stations for the cows .... The net valuation of the property, equipment, dairy herd, and other items wouldn't total $6 million. When I went to sell my 1st cut of dairy quality alfalfa this year, I'd spoken to a hay broker in the area ... and I mentioned that I was going to call the dairy folks and see if they'd take my cut ... which I could still put up in round bales or small squares. I was told that the dairy had written bad checks to the hay broker and that he was still trying to collect on his money ... and to only take cash for my hay from the dairy. I even called them to see if they were interested in my hay as most around here had been cut earlier than mine and rained on a lot ... and mine was still standing and looking beautiful. The dairy buyer didn't even return my call; I understand that they've been turned down for any further loans and are real short of operating capital. I'd rather have my hay sitting under cover and unsold than sold and no income from it .... and it's not for sale at $135/ton. That's less than my cost of irrigation ....

While I'm as much an advocate of living here and enjoying it, I'm not going to put a false "rosy" picture on what the economy and realities are of living here. Incomes for most do not match the costs of housing and the standard of living that most folks want .... especially in the farming and ranching sector. Interesting to note, too ... regional major economic areas, such as Cheyenne and Casper ... have more than their share of empty storefronts in their historic prime downtown retail areas. Considering the lower traffic counts in the small towns out in the county areas, this is a significant sign of less than good economic activity.

[wyolady]

Your personal stories and of those you know is unfortunate, sunsprit - indicative of an agricultural industry that is dependent on so many factors to work well. But I hardly think the article is painting any kind of a "false rosy picture" of the realities of living here. What I personally took from it is that the agricultural industry in SE Wyoming didn't enjoy the booms of the past, probably won't enjoy any booms of the future but also didn't have any type of "bubbles" that falsely increased the value and income of things without a solid base to support it.

And while there are lower traffic counts and emptier storefronts than the bigger towns, I will continue to argue this has been the case for nearly 20 years - not a sign of recent economic downturns.

[sunsprit]

Originally Posted by wyolady

Your personal stories and of those you know is unfortunate, sunsprit - indicative of an agricultural industry that is dependent on so many factors to work well. But I hardly think the article is painting any kind of a "false rosy picture" of the realities of living here. What I personally took from it is that the agricultural industry in SE Wyoming didn't enjoy the booms of the past, probably won't enjoy any booms of the future but also didn't have any type of "bubbles" that falsely increased the value and income of things without a solid base to support it.

And while there are lower traffic counts and emptier storefronts than the bigger towns, I will continue to argue this has been the case for nearly 20 years - not a sign of recent economic downturns.

[Mod cut] 10 years ago, a lot of the state was still booming and expanding. Only recently, the economy has shrunk to where the extractive industries have cut back and much of the state is stagnant for any growth ... and the worst of it has been in just the last year. Witness the state freeze on hiring, the discharge of employees and closing down of departments at the UWyo, and many other industries and job markets shrinking around the state ... again, mostly in the last year.

The Cheyenne T-E's ad revenue pages have shrunk to a minute portion of what they were just a couple of years ago. Job ads are down to a portion of 1 page from many pages a few years ago. The Casper Star ads are now mostly real estate and car dealer ads, down from many pages of help wanted ads. Same thing in the Pine Bluffs Post ... from the few jobs they used to advertise to virtually none today. I've only been around here for 10 years, so that's my benchmark of watching the decline of jobs in the region.

More telling, still, is the far smaller number of jobs on the Wyoming at Work website run by the State employment services. There's a fraction of the number of jobs available, and many are not paying very well ... at least in relationship to the costs of housing and living in the region.

Additonally, when I look through the help wanted ads in regional publications like The Fence Post ... which used to have a lot of farming/ranching help wanted ads, especially for seasonal as well as long-term help ... there's very few compared to the recent years of ads, especially the large block ads for ranch manager/foreman or feedlot workers. Same thing for the help wanted ads for long-term help in the papers that cater to the remote areas/property managers type of jobs, like the Caretaker Gazette.

At the same time, you can get an indication of what farmland and ranches are going for in the area ... Casey Essert's agency in Torrington is a good market indicator, and his ads are still showing pretty strong prices for Goshen county farms which bear little relationship to the productive value of the properties. In short, unless you've got an outside income to support your farming habit, virtually all of those places are not sustainable as a farming business. The proof of the pudding, so to speak, about this is if the farms were being sold on the basis of their productive value ... and local farmers were doing so very well financially ... they'd be buying these places for the farmland and selling off the homesteads to the influx of workers for the new prison. Well, the market activity tells the story ... the local farmers aren't that flush with money or credit, and they're not buying the land and water rights at the asked prices.

Given the high investment cost in equipment for farming these days, the key to ROI is maximizing the number of acres you can put it to productive use each season. That's a huge motivation for a farmer to acquire more acreage, and it's not happening at current prices. I am under the strong impression that the asked prices for so many properties are to keep them from being a "short sale" ... the seller is trying to get out from under a huge debt load on the farm. In many cases, they're not even trying to capture a profit, they're just trying to walk away without a debt. I've looked at too many of these places where they weren't worth what is owed on them, and have made offers which I though reflected the productive value of the places ... none accepted in recent times.

I was in Torrington a few weeks ago to stop by a small shop for some specialty items ... at the very end of Main Street. Their competitor, a few blocks up the street, doesn't even bother to open up for more than a few hours most (not every!) week ... because they do more business in specialty shows and on the internet than they do in town. It's simply not worth their time to keep their storefront business open, but they use the official location for their business licenses. Even at that, I did return to meet them a few days later ... and they were indifferent to a customer walking in the door. I wandered around for awhile, and they didn't even bother to greet me, ask if I needed assistance, or offer to help me locate an item ... which I didn't see out on display. I was quite overwhelmed at how little interest they showed in a live customer in their shop ... and I think it's because they're so jaded as to how little business they do there that it's not worth it to them to show the slightest interest in doing business there. Apparently, they're doing so well through their other venues that they're making the money they need to earn. Since I'd driven all the way up there, I made a point of visiting other shops on the street ... and got a bit better reception, but I noted the closed down storefronts along the way. I headed from there to Bridgeport for some baler parts, and there's a lot of empty retail storefronts in that trip ....

With the recent years increase in the hard costs of insurance, taxes, fuel, equipment & machinery, seed, fertilizer, etc., farming has gotten a lot more expensive. At the same time, we're not seeing prices for our product keeping step with these increases. The only way farmers have been surviving is to have locked in lower land costs through family acquisitions or leasing land from folks that have owned it for years, thus having a very low cost basis to capture a decent ROI and cash flow. That, and having very productive equipment and lots of acres to get that harvest in from for a large net of tonnage or bushels to take to market.

I'd love to show that most of these successful family farms in the area are living up to a standard that most Americans perceive as really good. But the reality is I see a lot of little farmhouses that were built by grandpa a room or two at a time and added onto since then, maybe even had some upgraded siding put on to make them more attractive and functional. Perhaps even a new roof in the last few years. And many of these farmers are even doing multi-million dollar gross sales businesses every year from the thousands of acres they farm and supporting a large family ... but the net margins are so small that they're happy to have a new pick up truck now and then and some new(er) heavy farm equipment ... and to pay it off. They certainly don't have the trappings of "success" that most of the USA associates with such a sizeable business ... the clothing, the toys, the "bling", the budget for dining out at fancy places, the convenience foods, the recreation, etc. It's a life that most of the USA would not find acceptable ... you really have to love farming and/or ranching to make this a happy lifestyle.

Another example ... I was buying some grain cleanings for my poultry production out in Sidney a few weeks ago. The couple are 4th generation farmers/ranchers in the area, and their respective families own a lot of productive farmland there; they are the union of two big landowning families in the area. They own a fair amount of production equipment, and are doing really well ... and very happy with their lot in life, new family additions, ten year old pick-up trucks, etc. Their house? something that wouldn't meet codes anywhere, a slapdash ramshackle structure with a falling down wrap-around porch. Their metal storage shed with the dirt floor is in better condition, but that's where they store a lot of their valuable production and the freezers for their beef operation. They're smart farm and ranch operators, know what they're doing, and the type of folks I'd be very happy to have as neighbors. Genuine "salt of the earth" types, and we share political and social views in common. Truly, very nice people and willing to give freely of their valuable time to assist a beginner like me. Grampa's house on one of the farms? OMG, not even worth bothering to close the doors on this place, with the falling apart clapboard and shingle siding on it ... the windows that are broken, screens that are ripped apart from weathering, the wooden porches that approach a "fun house" quality to their tilts and splits, and the ripped up flooring in the house from the dogs and weather getting inside. You dont need to clean the manure off your boots when you head inside to the bathroom because you can't tell the difference if you were to track something inside. Now I'm not being critical of these folks in their lifestyle ... they're obviously very happy and satisfied with it and far be it for me to criticise that ... and these folks are all worth a lot more money than I'll ever have ... but you have to put this in perspective of how most of America lives and thinks about success. That's the issue I have with the article that was referred to for this thread ... it's simply a huge disconnect between what the folks who are happy in their stable economic situation and what most of America would consider "success".

[StealthRabbit]

the economic condition is all 'relative', and dynamic.
I read the article two-fold...

1st and foremost to me was that our 'safe-zone' or previous stable unemployment and 'fairly' stable economies is shrinking (no surprise, considering aforementioned risks + consolidations and USA quest for quick and ez revenue (which doesn't include farming the plains...)+ shareholder focus of 'revenue per investor per operation', be it farming or mining; )

2nd I saw some value to the discussion of rural communities and low foreclosure rates (the news 'sensation of the day'). And yes, these places have been declining commercially since WWII. The internet commerce has hastened some of this (as it has all 'brick and Mortar'. There are still 'communities', and many will remain, tho some will become ghost towns (more-so). One must recognize that there is 'value' in communities.

Hopefully folks are informed enough to recognize the risks of farming (which are many), AND they will recognize a few more barriers to 'moving' out to BWWY.

as mentioned was just an FYI, and clarification / POV is welcomed for discussion.

[NVDave]

Here's some pointers to broader looks at the Wyoming economic situation:

1. Q1 2009 report on tax revenue:

http://eadiv.state.wy.us/wef/Economic_Summary1Q09.pdf

We can see that that counties along the eastern border aren't doing well, but the coal counties just west of them are doing OK.

The text backs up what sunsprit is saying about ag prices. I'll have more to say about ag in a moment.

2. From the Kansas City Federal Reserve, here's some chart porn for folks to view on Wyoming, as a state:

Wyoming

Not so hot. We can see that non-farm employment held up in WY much longer than the nation as a whole but now we're headed downhill at a faster rate than the nation as a whole. Resource-based economies are like that -- when the tipping point is reached in the commodities market, things happen very quickly.

3. While I don't have the ability to scan in some very lovely charts from a book I have that go back a very long ways in US data, please believe what I have to say next: real estate booms and busts have happened in the US before. While history doesn't repeat perfectly every time through these cycles, it is said to rhyme.

Here's a general outline of how real estate debt deflations tend to happen: first residential real estate goes down, followed by commercial real estate. Then ag real estate brings up the rear. It is a matter of how leveraged the property owners are in a real estate debt deflation, and historically, the characteristics of farmers in the article above are true - they tend to be quite fiscally conservative and do not view the banker as their "friend."

As a result of the ag crash of the mid-1980's, ag lending was carved out into its own "financial ghetto" in the debt market, and now farm real estate has some of the lower LTV's (loan to values) of any property out there. But that's for land and equipment. Operating loans are still the vulnerable areas, and with commodity prices to farmers going down pretty hard, there's going to be some guys upside down on their cash flow. The hardest hit people are a) dairies and then b) ranchers with low milk and beef prices, respectively. Next will be farmers who were expecting $5+ corn to hold up. With the collapse of US gasoline consumption and travel, the ethanol market isn't going great guns any more and there is a question now of just how many acres have been planted to corn - and there could be some volatile swings downward in corn prices going into harvest.

These then back up into hay/feed price collapses. I know several dairy hay farmers in Nevada who have been stiffed by larger dairies in CA that are on the verge of failure. This obviously impacts the ability of the hay producers to pay their bills, and will likely result in a requirement for written contracts for hay sales, which will really start slowing things down. In some areas, local banks are tightening their requirements on some of these large operations WRT their operating loans. This can result in these "farming for the cash flow" types of operations getting tipped over for lack of liquidity.

I would expect that there will be problems for WY forage producers as the dairy situation starts rippling into CO, SD and ND. The export markets for dairy products (dairyfat, cheese, curd, powdered milk) has taken a huge (50%+ price hit in some products) in the first quarter of this year. It isn't a pretty situation.

re: the housing situation on successful farms: sunsprit, you describe to a "T" the situation on most successful farms and ranches I've seen throughout the west. The best motto I've heard on this subject is this:

"Old, used and paid-for beats shiney, new and on terms - every day, every month, every year."

[sunsprit]

Another, what I consider to be a more accurate regional economic indicator, just arrived yesterday .. The monthly USDA "Range Review" report of prices on commodities in the area. Issue 2009-07 ...

Reports for the USA All Farm Products Index at 135% of the baseline 1990-1992 pricing. In view of the increased costs of land, energy, and production costs since then, farmers and ranchers have been losing ground economically quite dramatically. Even more significantly in the short term view, the Food Commodities Index decreased 14% since June 2008.

Of local interest in Wyoming, we're down from 7,000 dairy cows last year to 5,000 this year, which has remained steady over the last two quarters. That represents a huge decrease in the amount of hay needed in the state.

It's kinda' scary from my very local perspective that the one big dairy operation close by represents 20% of the entire dairy cow business in the state, and they're essentially bankrupt at this time and without operating capital. My local market for high protein/highRFV alfalfa hay just went bye-bye .... as I can't afford to sell these folks hay which they can't pay for.

The leading headline for the Review was that "Cattle Prices Down from Last Year", with Cow prices averaging $43 per hundredweight. While Steers and heifers were at $92 per h, that was down $11 from last year, while Calf prices were down $15 from last year. These are substantial and sustained downward prices to the producers ... and for some, below their costs of production in Wyoming. I know of several who are holding on to their livestock with all the good forage, but they'll hit another problem ... the large processors want 800-850 lb carcasses, and pay less when the steers hit over 1,000 lbs because it interrupts their in-plant process.

Another good reference the Review has is the overall index of prices received, which for All Livestock and Products shows that Wyoming's most recent reporting period, Jun 15 2009 is at only 4% above the baseline of 1990-92, while the USA composite is 12% above the baseline. In short, Wyoming is averaging 8% less income than the average for the country ... while we do not have corressponding lower costs of production.

I think that this report of prices is a much more accurate indicator of the regional and Eastern Wyoming economy in these sectors than an article from a "reporter" talking to a local small niche bank and one happy farming family. BTW, the Range Review data is compiled from survey reports filed monthly by farmers and ranchers in the region, and reflects accurately what's going on in the area. Our farm has been on the survey for years ... and my wife reports our sales, livestock inventory, and production as well as acres planted every month. More info on USDA-National Agricultural Statistics Service Web Page