Tag Archives: reports

Reports: FCC head avoiding CES tech show in Las Vegas after dangers

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Jacquelyn Martin/ AP In this Dec. 14, 2017, file picture, Federal Communications Commission Chairman Ajit Pai gets here for an FCC meeting.

Friday, Jan. 5, 2018|8:42 a.m.

NEW YORK– Released reports state Federal Communications Commission Chairman Ajit Pai is skipping the CES gadget program since of death risks.

Pai has scrapped popular net-neutrality guidelines that had actually disallowed broadband companies like AT&T, Comcast and Verizon from interfering with internet traffic. The policy’s supporters have reacted strongly. Pai and his staff have actually called out racist tweets and death threats versus the chairman. The Dec. 14 vote was stopped for unidentified security factors, with a quick evacuation and search of the hearing space.

Pai was supposed to speak on a CES panel in Las Vegas next week. The Wall Street Journal, tech blog site Recode and others reported the death threats, citing unidentified people.

The FCC confirmed his withdrawal, but representative Brian Hart says the firm doesn’t comment on security procedures or concerns.

Study: Cops Body-Worn Cameras Reduce Reports of Misbehavior, Usage of Force

A new study on the effects of body-worn video cameras on law enforcement officer concluded that the technology is related to substantial decreases in problems of cops misbehavior and cops use of force occurrences.

The study, conducted by UNLV’s Center for Criminal offense and Justice Policy and Virginia-based non-profit research study company CNA in coordination with the Las Vegas Metropolitan Cops Department (LVMPD), also found that body-worn cams can produce substantial expense savings for cops by simplifying the complaint resolution procedure.

According to study authors, “these outcomes follow the perceived benefits of the body-worn cam technology and support the idea that body-worn video cameras can assist to enhance relations between authorities and communities.”

The United States Department of Justice’s National Institute of Justice moneyed the research study beginning in 2014 to determine the effect of the fairly current technology on a variety of results connected to utilize of force, misconduct, and to information the cost-benefit of the cams. LVMPD was one of the first large authorities companies in the U.S. to equip its officers with body-worn cameras.

” Body used electronic cameras show a cops company’s dedication to transparency and accountability,” stated research study co-author William Sousa, director of UNLV’s Center for Criminal activity and Justice Policy “The outcomes of this research study recommend that the cameras likewise have advantages in terms of reductions in authorities use of force and grievances of officer misbehavior.”

Utilizing a randomized regulated trial, approximately 400 LVMPD officers were appointed into one of two groups: a “treatment” group with body-worn cams and a “control” group without. After one year in the trial, the number of officers with at least one grievance of misconduct had actually decreased 30 percent for officers with body-worn cams, however had reduced only 5 percent for control officers. Likewise, the variety of officers with a minimum of one usage of force incident had reduced 37 percent for officers with body-worn electronic cameras, but occurrences increased 4 percent for control officers. Body-worn video cameras were likewise associated with more citations issued (an increase of 8 percent) and more arrests made (an increase of 6 percent).

The analysis also revealed a significant total cost savings due to fewer complaints of misconduct and fewer resources spent on misconduct examinations. The study pointed out expenses of body-worn cameras between $828 and $1,097 per user, each year. The expense savings from fewer misbehavior grievances and investigations were estimated by authors to be more than $4,000 per user yearly.

“This research, part of a growing body of strenuous research study concerning body-worn cameras, offers important information to the increasing variety of police companies implementing body-worn video cameras in the United States,” said study co-author Chip Coldren, handling director of justice programs at CNA. “It provides compelling proof electronic cameras can generate cost savings by simplifying problem resolution, which can amount to countless dollars for a significant city and lead to big decreases in using force by police.”

Check out the full report here.

About UNLV Center for Criminal Offense and Justice Policy.

The UNLV Center for Criminal Offense and Justice Policy, part of the Greenspun College of Urban Affairs, utilizes applied research study to help notify criminal justice practice. The center is directed by UNLV criminal justice teacher William Sousa and works carefully with neighborhood groups, social service companies, and criminal justice specialists. The center takes advantage of the know-how of UNLV faculty who specialize in all locations of scientific inquiry and policy development, especially in the field of criminal justice. Tasks have actually covered a wide variety of criminal justice topics, including police techniques and technologies, school violence, neighborhood criminal offense avoidance, community corrections, and prisoner re-entry.

Study: Authorities Body-Worn Cameras Effective in Reducing Reports of Misconduct, Usage of Force

A brand-new study on the effects of body-worn video cameras on law enforcement officer concluded that the innovation is related to considerable reductions in problems of police misconduct and authorities usage of force incidents.

The research study, conducted by UNLV’s Center for Criminal activity and Justice Policy and Virginia-based non-profit research organization CNA in coordination with the Las Vegas Metropolitan Cops Department (LVMPD), also found that body-worn video cameras can create substantial cost savings for police by simplifying the problem resolution procedure.

According to study authors, “these results follow the perceived advantages of the body-worn cam innovation and support the idea that body-worn video cameras can assist to improve relations in between authorities and communities.”

The United States Department of Justice’s National Institute of Justice moneyed the study start in 2014 to figure out the impact of the relatively recent innovation on a variety of outcomes connected to use of force, misbehavior, and to information the cost-benefit of the video cameras. LVMPD was one of the very first large cops agencies in the U.S. to equip its officers with body-worn video cameras.

Utilizing a randomized controlled trial, around 400 LVMPD officers were assigned into one of two groups: a “treatment” group with body-worn electronic cameras and a “control” group without. After one year in the trial, the variety of officers with a minimum of one grievance of misbehavior had decreased 30 percent for officers with body-worn video cameras, but had reduced only 5 percent for control officers. Likewise, the number of officers with at least one usage of force occurrence had actually decreased 37 percent for officers with body-worn electronic cameras, however events increased 4 percent for control officers. Body-worn cams were likewise connected with more citations issued (a boost of 8 percent) and more arrests made (an increase of 6 percent).

The analysis likewise exposed a substantial total expense savings due to fewer complaints of misconduct and fewer resources invested in misbehavior examinations. The research study mentioned costs of body-worn cams in between $828 and $1,097 per user, per year. The cost savings from fewer misconduct grievances and investigations were estimated by authors to be more than $4,000 per user each year.

Check out the complete report here.

About UNLV Center for Crime and Justice Policy

The UNLV Center for Criminal Activity and Justice Policy, part of the Greenspun College of Urban Affairs, utilizes used research study to help inform criminal justice practice. The center is directed by UNLV criminal justice professor William Sousa and works closely with neighborhood groups, social service organizations, and criminal justice experts. The center capitalizes on the expertise of UNLV faculty who specialize in all locations of clinical inquiry and policy advancement, particularly in the field of criminal justice. Jobs have actually covered a wide variety of criminal justice subjects, including authorities techniques and technologies, school violence, community criminal offense avoidance, neighborhood corrections, and prisoner re-entry.

New york city shopping center left in the middle of reports of shooting; 2 injured

Sunday, Nov. 26, 2017|3:20 p.m.

MIDDLETOWN, N.Y.– A shopping center in New york city’s Hudson Valley was evacuated amid reports of a shooting on a congested holiday-shopping Sunday. Cops said 2 individuals were injured, but it was uncertain whether they were shot.

State authorities Cannon fodder Steven Nevel said no other information was instantly available about the possible shooting reported around 3:15 p.m. at the Galleria at Crystal Run in Middletown, about 70 miles north of midtown Manhattan.

The possible shooting occurred at an American Eagle store. A guy who addressed the shopping mall security workplace phone declined to comment, and the American Eagle store’s phone rang unanswered.

Leighton Peterson was grabbing a pre-movie bite to consume in the shopping center’s food court around 3:20 when unexpectedly, he heard alarms, “and all of the workers were telling everybody to get to the exits and leave,” he told The Associated Press.

As individuals made organized development toward the exits, Peterson believed it may be a fire drill up until he heard a worried-looking shopping center employee discuss a shooting, he recalled.

Outdoors, holiday consumers remained at first to see whether there might be an all-clear and resuming. However eventually, “it became quite clear that there was an actual scenario occurring, so then individuals started leaving en masse,” in a bumper-to-bumper stream from the packed car park, stated Peterson, 32, a video editor.

The Galleria mall likewise was left during the vacation shopping rush in December 2008, when a smell of gas at a department store forced the shopping mall to close early on a Thursday night.

Dislike criminal activities increased for Second year in a row in 2016, FBI reports

Monday, Nov. 13, 2017|10:11 a.m.

WASHINGTON– Hate criminal activities rose for the 2nd straight year in 2016, with boosts in attacks inspired by predisposition versus blacks, Jews, Muslims and LGBT individuals, inning accordance with FBI statistics released Monday.

There were more than 6,100 hate crimes last year, up about 5 percent over the previous year. In 2015 and 2016, that number was driven by crimes versus people because of their race or ethnicity.

More than half the 4,229 racially inspired criminal activities protested black individuals, while 20 percent were against whites, the report shows. And Jews were targeted in majority the 1,538 criminal offenses that were encouraged by religious beliefs. Criminal activities sustained by predisposition versus LGBT people rose from 203 in 2015 to 234 last year.

The yearly report is the most comprehensive accounting of hate criminal offenses in the U.S. But authorities have long alerted it is incomplete, in part due to the fact that it is based on voluntary reporting by cops companies across the country.

The numbers most likely show an uptick taped by civil rights groups in harassment and vandalism targeting Muslims, Jews, blacks and others amidst the presidential project, which included sharp rhetoric from Republican politician Donald Trump and others versus immigrants, specifically Muslims. There were 307 criminal offenses versus Muslims in 2016, up from 257 in 2015, which at the time was the greatest number given that the after-effects of the Sept. 11, 2001, terrorist attacks.

In launching the figures, the FBI stated hate criminal activities stay the “top investigative priority” of its civil rights unit and promised to continue collecting data on the issue. Attorney General Of The United States Jeff Sessions has stated it would be a leading focus of his Justice Department.

On Monday, Sessions said the Justice Department is awaiting a complete report from a task force on actions it can require to improve training for prosecutors and investigators, enhance information collection on hate criminal offenses and partner with local officials and neighborhoods. In the meantime, Session said, the department can continue to aggressively prosecute people who violate the civil liberties of others.

“The Department of Justice is devoted to guaranteeing that individuals can live without fear of being a victim of violent crime based on who they are, exactly what they think, or how they praise,” Sessions said in a declaration.

Supporters said they can’t properly address the problem without a fuller understanding of its scope.

“There’s a hazardous disconnect between the rising problem of hate criminal activities and the absence of trustworthy information being reported,” said Anti-Defamation League CEO Jonathan A. Greenblatt, who called for an “all-hands-on-deck technique” to address underreporting. “Police departments that do not report trustworthy information to the FBI risk sending the message that this is not a top priority concern for them, which might threaten neighborhood rely on their capability and readiness to attend to hate violence.”

Reports: Body found in Pennsylvania river was a '' Shark Tank ' business owner

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Authorities investigate reports of cupcakes including bodily fluids gave school

WINSTED, CT (WFSB) –

Cops in Connecticut are investigating reports of cupcakes tainted with a physical fluid that were given school.

The Winchester cops chief stated the department received a grievance about thought tainted cupcakes that were given The Gilbert School in Winsted.

Principal Alan Strauss told Eyewitness News he was alerted that”some cupcake batter was tainted with an unconfirmed non-drug compound and offered to a couple of students.”

Authorities were contacted us to examine. Strauss said two sets of moms and dads talked to authorities but it was uncertain if any charges were pressed.

“We take all matters of disrespect, any offenses of one’s area or rights, or any forms of harassment very seriously and we are intensely examining this occurrence,” Strauss said in a declaration.

A Gilbert Senior citizen Lena Teixeira talked to Eyewitness News, stating 2 batches of cupcakes were served to trainees inside a class before the opening bell.

She says word spread that a person of the batches was tainted with a bodily fluid and that particular trainees and a teacher were targeted to get the tainted cupcakes. All of the cupcakes had a “17” on them however the alleged victim also says the tainted cupcakes were marked with a dash through the seven, so that some kids would know to avoid them. Multiple trainees complained to the partner principal who called authorities. Teixeira states she and other trainees who believe they ate the tainted cupcakes were sobbing after the report spread out through the school.”I feel breached I almost seem like they took something far from me and I don’t know what I did to them to be worthy of that, and very same with all the other individuals, we don’t comprehend why they had to do something like that,” Teixeira stated.

Lena’s mommy Annmarie Welty-Barre says any student included need to not be able to walk at graduation.

“She’s concerned about going to school and facing them tomorrow, she’s anxious about how she feels emotionally and I comprehend that it’s difficult for her, it’s going to be hard for all those kids, they had a rough day today, I can’t think of all them on a wedding day like that,” Welty-Barre said.

Lena and her moms and dads say police said one of the tainted cupcakes has been sent out to the state crime lab. It’s uncertain when or if it will be checked.

Winsted is a section of the town of Winchester.

Copyright 2017 WFSB (Meredith Corporation). All rights booked.

Prologis Reports Record Increase in Leas for Quarter; CEO Says United States Storage facility Market Stays Strong In spite of Heavy Supply Wave

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Moghadam: Biggest Issue is Risk of Overbuilding by Specification Developers, “Memories Are Not Very Long in This Organisation”

Prologis( NYSE: PLD ), the world’s biggest owner and designer of industrial property, projected that U.S. warehouse and logistics supply will remain approximately in contact need for the remainder of the year, in spite of issues about overbuilding in particular markets.

While need leveled off to more sustainable levels in the very first quarter of 2017 after strong velocity through much of in 2015, Prologis President and CEO Hamid Moghadam informed investors total demand for prime industrial area stayed strong through the first three months of the year following the release of the Denver-based REIT’s first-quarter 2017 profits report.

Moghadam said general demand was tempered rather by several personal bankruptcies of retailers in recent months, although he noted that PLD’s exposure to troubled retailers is less than 0.5% to 1% of the REIT’s portfolio.

Having a hard time brick-and-mortar merchants such as Payless ShoeSource, hhgregg and Radio Shack have actually applied for personal bankruptcy security and announced store closings, while other chains such as rue21 are said to be contemplating comparable store closures and restructuring. A number of others, such as Sears Holdings, JCPenney and Macy’s, have actually revealed plans to close underperforming shops.

Nevertheless, shop closings appear to have very little impact on the warehouse/distribution market as the growing variety of online sellers expand their supply chains.

Prologis also reported a record quarterly boost in United States net efficient rents of 29.2% in the very first quarter, the 5th consecutive quarter of lease growth going beyond 20%, as industrial property owners continue to charge more for space amidst solid macroeconomic trends.

Prologis did register an increase in job as its worldwide tenancy rate decreased from 97.1% at the end of 2016 to 96.6% in first-quarter 2017. However, renting volume of 39 million square feet was approximately in line with the final quarter of in 2015.

” Our company is strong and missing an external shock, we expect it to stay that way for rather some time,” Moghadam said.

He kept in mind, nevertheless, that his company is closely monitoring the market for signs of overbuilding that could quickly trigger overall operating basics to deteriorate. The CEO flagged Dallas, Houston, Atlanta and Southern California’s Inland Empire, as well as regional storage facility centers in Indianapolis and Louisville, KY, as markets where industrial vacancies have fallen listed below 5%, encouraging developers to ramp-up speculative tasks.

A handful of merchant designers backed by institutional capital are fueling the storage facility development wave, while publicly traded REITs have actually stayed disciplined, representing simply 16% of spec advancement begins in the first quarter, Moghadam stated.

Preliminary data from CoStar Portfolio Method confirms that shipment inched ahead of absorption in the first quarter for the first time given that early 2010. The United States commercial tenancy rate edged below 93.3% to 93.1% in the first three month of 2017, even as deliveries declined to 38 million square feet from 51 million square feet and 40 million square feet in the third and fourth quarters of 2016, respectively.

While Moghadam expects supply to go beyond demand in 2018, “it’s essential to remember that a market in stability at 5% vacancy still translates into rates power for quality properties in the ideal locations.”

Editor’s Note: For specialist analysis of commercial residential or commercial property markets, CoStar customers can register for CoStar’s State of the CRE Market 2017 Review & & Forecast webinars for the approaching workplace (4/20), commercial (4/27) apartment or condo (5/4) and retail (5/11) sectors– or see recordings of previous webinars– by going to and clicking the Knowledge Center tab.

Keeping in mind that “memories are not very long in this service,” Moghadam acknowledged that it’s hard to anticipate whether developers will exercise discipline and avoid over-building.

The increasing expense of available land for development and regulative approvals from municipalities may assist curb some rampant advancement by increasing the average cost of commercial advancement and developing greater barriers to entry for smaller designers.

” There’s so much information around that investors can not leave the truth of exactly what’s happening to these markets,” Moghadam added.

The REIT’s level of tenant retention fell listed below 75% during the first three month of the year compared to 84.4% the exact same duration a year earlier and down from 79.8% at the start of the year, in big part due to rising rents. Nevertheless, Prologis authorities stated the lower retention is a positive sign that its leasing groups are continuing to capitalize on increasing rental rates.

” Frankly, I am comfy with most likely 70% as well as a little bit listed below that,” noted Eugene Reilly, Americas CEO. “In this environment, we have vacancy rates that we have actually literally never ever seen before in numerous, many markets.”

” If retention needed to come in at 80% I would’ve been all over these people that were not pressing rents high enough,” added Moghadam.

‘ Last Mile’ Shipment Owning Storage facility Demand

Industrial real estate basics are the greatest of any residential or commercial property sector aside from information centers, and financiers remain bullish on submarkets with warehouse residential or commercial properties that can satisfying the “last-mile” in the circulation chain of customer fulfillment, said John Guinee, REIT expert with Stifel, Nicholaus & & Co.

Inc.”Our company believe these infill submarkets might afford the greatest long-lasting likelihood of rental rate development of any submarket or home key in the nation,” Guinee said, noting that more than 42% of Prologis net-operating income originates from residential or commercial properties in or near such submarkets in Los Angeles, San Francisco, New Jersey/New York City, Seattle, Chicago and Washington, D.C.

Las Vegas business person reports extortion after tryst with stripper

A Las Vegas-area guy has actually been arraigned in an alleged $200,000 extortion plot against a married business owner who was secretly videotaped making love with the accused’s stripper girlfriend throughout a rendezvous outside the nation.

Ernesto Joshua Ramos, who is totally free on his own recognizance, faces a single felony count of use of a facility of interstate communication to promote extortion during the scheme, which is declared to have been performed between November and January.

Because of the nature of the case, authorities have actually been unusually silent and would not provide regular details about Ramos, such as his age and address.

Neither the rich businessman nor the stripper, who has actually not been charged, are identified in court files, and a federal judge recently signed an unusual safety order that prohibits disclosure of the victim’s name in any public filings.

Both the federal government and the defense signed a contract to keep the name to protect the “personal privacy and dignity” of the business person and his household and to avoid subjecting them to “unneeded mental damage and psychological distress.”

An FBI problem gotten by the Las Vegas Review-Journal explains the victim as a Las Vegas resident with 2 small youngsters who is “part-owner of a popular company.”

The business owner spent time with the dancer in a private room at an unknown strip club more than 20 times over two years and routinely tipped her as much as $10,000, the grievance says. According to court papers, the female initiated sex in the room in April 2014.

After that, the business person had no contact with the stripper until October 2014, when she stated she wished to go on a journey with him, according to the problem.

The businessman, who was preparing for a company trip overseas, arranged a first-class airline ticket for the dancer, while he traveled independently on a personal business jet to the unidentified global location.

The business owner had actually the female driven from the airport to his hotel, where they had beverages at the pool and she revealed she and Ramos lived together with a kid. She said she was worried Ramos would learn about the tryst.

Later on, after business conferences, the guy went back to his hotel room to discover the dancer lying naked on the bed. The two made love that night and once again in the morning, according to the problem. The victim handled company much of the next day and saw little bit of the lady up until he came back to the hotel room late at night and found her sleeping.

The following early morning, the lady flew back to Las Vegas on a commercial airliner and the entrepreneur returned by company jet. He later informed FBI agents that he provided the dancer about $7,000 for spending cash on the trip.

In November, the business person began getting text from someone who implicated him of making love with his sweetheart, the grievance alleges. The sender said the affair had ruined his domesticity and he wished to discuss it.

In a Dec. 8 text to the victim, the sender– later on identified as Ramos– connected a two-second video of the business owner and the dancer making love. According to the complaint, Ramos later on stated his girlfriend used her cell phone to tape it.

In a Dec. 14 text message Ramos is alleged to have stated, “This isn’t really gon na disappear cause of who you are.” He then threatened to inform the entrepreneur’s other half, according to the problem.

“I make certain her stomach will certainly hit the floor as mine did,” the text stated.

With the FBI now investigating, in late December the business person received more texts that included hazards to publish awkward sex images on Instagram accounts that might be seen by his household, the grievance declares.

In a Dec. 26 telephone discussion privately tape-recorded by the FBI, Ramos told the business owner that his partner “is a freak” who wants to see herself making love, the grievance alleges. Ramos claimed the female didn’t know he had discovered the video.

Following more texts and telephone call, the two guys met at the business owner’s workplace about 9:30 p.m. on Jan. 7, where the entrepreneur accepted pay $200,000 for the computer system and the dancer’s cell phone.

FBI agents videotaped the conference. The following day they jailed Ramos as the exchange was to be made. He was indicted by a federal grand jury on Sept. 22 and faces a Nov. 30 trial prior to Chief U.S. District Judge Gloria Navarro.

His lawyer, Gabriel Grasso, did not return call for comment.

Contact Jeff German at jgerman@reviewjournal.com!.?.! or 702-380-8135. Discover him on Twitter: @JGermanRJ.

Feeling Adventurous? Marcus & & Millichap Reports Suburban Property Investments May Soon Eclipse Yields on Downtown Assets

As Trophy Property Rates Continue to Increase, More Investors Warm Back Up to Merits of Suburban Office Properties

Suburban workplace home, long dismissed by market onlookers as realty relics to an age passed as employers increasingly follow informed young experts and their recent preference for downtown locales, may be positioned for something of a return, Marcus & & Millichap experts stated today.

While downtown workplace assets remain to attract superior tenancy, lease growth, price development and other steps of operating efficiency, suburban workplace parks may provide investors with the utmost contrarian play, providing maybe greater upside potential relative to pricier CBD assets, said Alan Pontius, Marcus & & Millichap senior vice president and nationwide director of commercial property groups, throughout a webcast today provided on U.S. workplace market trends.

“Downtown towers still get all the interest, however there’s a tremendous quantity of sales volume and activity in the suburbs that we ought to not forget, specifically throughout this part of the cycle,” stated Pontius, who was joined on the webcast by John Chang, first vice president, research services; William Hughes, senior vice president, Marcus & & Millichap Capital Corp. and Ashley Powell, senior vice president with Woodland Hills, CA-based financial investment consultant Bentall Kennedy.

“The suburban areas, even a year back, were deemed dead and illiquid. However this is beginning to move right now and there’s adequate trading in the suburbs, during a time that I would suggest has the capacity for rebounding activity,” Pontius said.

While total workplace assessments are still about 8 % listed below peak levels throughout the last years, costs have actually appreciated steadily at a typical rate of 5 % each year given that the recuperation began, Marcus & & Millichap reported, while typical cap rates are continuing to trend lower at around 7.3 %,

Rural buildings represented 77 % of trading activity based on trailing 12-months totals for sales of workplace buildings of in between $10 million and $25 million in 46 major U.S. city locations, according to Marcus & & Millichap.

Earlier this year, CoStar reported an increase in opportunistic and value-add plays, lots of including job danger that frequently goes hand in hand with rural office financial investments, with buyers tempted back into the market by large prices spreads in between well-leased buildings above 90 % tenancy and occupancy challenged buildings in between 50 % and 75 % tenancy.

One current example of the increasing investor hunger for well-located rural assets is the $111 million sale earlier this month of a five property portfolio in the Highland Oaks workplace park in Tampa, FL location. Prudential Insurance coverage Co. purchased the profile totaling 575,852 square feet. Also last month, Metropolitan Life Insurance Co. sold two workplace parks in Miramar, FL, to Greenwich, CT-based Starwood Capital Group for a reported $82 million.

Those deals follow the $1.1 billion sale previously this year of a suburban profile of 6.7 million square feet throughout 61 structures and 57 acres of land by Indianapolis-based Duke Real estate Corp., sold to a joint venture with the affiliates of Starwood Capital Group, Vanderbilt Partners and Trinity Capital Advisors.

While prices of CBD possession offers of $1 million or greater has increased 39 % considering that bottoming out in 2009, the strong 27 % rate boost given that rural properties hit their trough in 2010 pencils out to a possible value opportunity for financiers seeking break from downtown trophy possession prices, Chang said.

“While there’s definitely some upside capacity right here for both downtown and suburban assets, the suburban areas may be a bit more of a value chance,” Chang stated, noting that suburban cap rates are still trickling lower and may see some further compression, while downtown asset cap rates will likely stabilize in the sub-6 % range.