All NJ charities are required to register here. You can confirm EGS LLc is not:

charportal.dca.njoag.gov/Charity-Regi...

Downtown Dallas Subway ‘D2’ Is No Longer Part of DART’s Long-Term Plans The public transit agency has removed the long-awaited downtown subway line from its capital expense plan, putting the fate of the nearly $2 billion project in question.

www.dmagazine.com/frontburner/...

And meanwhile they canceled all expansion of their relatively successful light rail network.

Search for tax exempt organizations | Internal Revenue Service Search information about as organization’s tax-exempt federal tax status and filings.

You can search Educational Gilmore LLC in the non-profit IRS database. It's a for-profit business that directly benefits Gilmore.

Constituents sign up for neighborhood updates and get spammed by a for-profit business. This is incredibly sleazy.

www.irs.gov/charities-no...

If you sign up for updates from Ward F councilman Gilmore, he sends you advertisements for his for-profit business "Educational Gilmore Speaks LLC." The proceeds benefit the "EGS Scholarship Fund," which just means he gives kids discounts for his "services" and pockets the money.

Grifter.

If your inclusionaey zoning is well calibrated, you can get vurtually 100% utilization without making it a mandate.

If it is poorly calibrated and it is a mandate, it will raise rents by reducing supply.

Bayonne studied adding a footbridge 2 years ago, but no movement.

www.bayonnenj.org/Notices/View...

There is a Lidl right across the street from the 34 St light rail station in Bayonne, but annoyingly there is no crosswalk across the street at the intersection there, and it's a busy highway.

I dont know how they do it without losing money.

I went to the Lidl on 32 St in Manhattan today and the produce was cheaper than at the Korean fruit stands in McGinley Square (and fresher). The first time I've ever found cheaper produce in a supermarket than these produce places.

There are emipirical papers with similar findings, too.

e.g., a 1% increase in housing costs every year in the Baltimore-Washington metro region.
www.jstor.org/stable/26999...

This is all from Shane Philips's 2024 analysis for the Terner Center at Berkeley. It's notable because before writing this report, Shane was pretty moderate on inclusionary zoning, but he was really troubled by the findings.

ternercenter.berkeley.edu/wp-content/u...

Even a 1% inclusionary zoning set-aside produces a sharp decline in housing production (see above, the slope of the light blue line falls the steepest on the left).

And this causes annual rent increases for all renters *in perpetuity* as long as the policy is in place.

"IZ seeks to produce affordable homes by substituting land use policy in place of broadly shared taxes and public subsidies.
This analysis suggests that the public may be paying either way, and that the costs of IZ are both higher and more regressive than the alternative."

Highland Avenue before and after being destroyed by developers

To clarify, since ZORI is a same-unit index, the turnover phenomenon you mentioned should have absolutrly no effect since it's based only on the change in rents of the same units coming to market repeatedly.

No, the Zillow observed rent index is a Case-Shiller-style same-unit rent index.

As far as what you typed, empirical research from many different research groups shows construction puts downward pressure rents, even at the lower end of the market. I can offer citations if you want.

The One Journal Square site was purchased by Kushner around 2010, 3 years before Fulop even came into the picture. It was planned for two towers roughly similar to the current project in 2006.

My intuition for Journal Square is that the few condos/co-ops have probably seen less price growth than the SFH, since SFH supply goes down as redevelopment proceeds. A yard and so on become scarcer amenities.

I'd like to see it broken down as SFH vs apartments.

A house two blocks away from Kushner's new towers has seen its value rise slower than inflation since 2018:

bsky.app/profile/did:...

Fulop had nothing to do with Kushner's building, other than denying Kushner a tax abatement for it. And the plaza is bigger than it was before the building was built.

"Area real estate inflation"

Reality is that rents are flat over a decade.

bsky.app/profile/step...

Yeah I think lots of people are turned off by high density nearby. Then there is downward pressure supply effects.

Note that rents have also roughly tracked inflation citywide.

bsky.app/profile/step...

And yes, this is a good thing

bsky.app/profile/stan...

Kind of interesting that this single-family house near the epicenter of the Journal Sq/Homestead Pl construction boom on Van Reipen Ave just sold for 2% *less* adjusting for inflation than it did in March 2018, despite the new retail amenities in the area.

Hilltop, Jersey City

Still the same situation.

It is. "Only" $3100 per month. There are lots of $2M+ houses there though, so like Matt says, still a steal to live in a really fancy place.

www.zillow.com/apartments/m...

Montvale is a really fancy place. One of those places that's just a few miles from Paterson but a world away. This rhetoric about "gentrifying Montvale" is just concern-trolling IMO.

Rents there are much higher than in JC and it's not because they've built new apartments and JC hasn't.