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NC
NACCO Industries, Inc.
stock NYSE

At Close
Dec 11, 2025 3:59:30 PM EST
48.83USD+1.097%(+0.53)12,637
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3 hr ago • u/Unusual_Wish_2230 • r/EducatedInvesting • jerome_powell_just_admitted_the_labor_data_is • C
Live in NC
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1 day ago • u/Dank-Fucking-Hill • r/wallstreetbets • pkg_packaging_corporation_of_america • DD • B
# North American Containerboard: The Oligopoly Trade – Structuring the Q1 2026 Pricing Event
Date: December 10, 2025
Subject: Equity Research / derivatives Strategy
Ticker: PKG (Packaging Corp of America), XRT (SPDR S&P Retail ETF)
Action: Buy PKG Apr ’26 Calls / Buy XRT Put Spreads
# 1. Executive Summary: The Triumph of Structure Over Cycle
The North American containerboard industry has entered a phase of mature oligopoly, a structural evolution that has fundamentally altered the investment calculus for the sector. For decades, this industry was characterized by fragmentation, excess capacity, and undisciplined volume chasing, where producers would aggressively discount pricing to maintain operating rates during periods of soft demand. That era has ended. The current market architecture is defined by a "value over volume" paradigm, enforced by a consolidated leadership group—International Paper (IP), Smurfit Westrock (SW), and Packaging Corp of America (PKG)—that controls approximately 65% of regional capacity.^(1)
Our thesis is that the "fix" is effectively in. Despite macroeconomic headwinds that have suppressed box shipment volumes to decade lows, pricing power remains intact. This anomaly is the direct result of strategic capacity management. By removing approximately 3.8 million tons of capacity—roughly 10% of the market—the major players have engineered a supply-demand tightness that creates a floor for pricing, defying traditional commodity cycle mechanics.^(2)
The "Alpha" vehicle to express this thesis is Packaging Corp of America (PKG). While the entire sector benefits from the oligopolistic structure, PKG differentiates itself through superior operational discipline, strategic M&A (the Greif acquisition), and aggressive cost management (the Wallula No. 2 shutdown). We believe the market is underappreciating the leverage PKG will exert during the anticipated Q1 2026 price hike cycle.
However, this structural thesis is not without peril. Two distinct risks loom: regulatory intervention and demand destruction.
1. **Regulatory Risk:** The industry is currently defending against a class-action antitrust lawsuit (*Artuso Pastry v. Packaging Corp of America et al.*) alleging coordinated price fixing.^(3) We view this as a "cost of doing business"—a manageable tax on monopoly rents rather than an existential threat to the pricing mechanism. The recent dismissals of key defendants suggest the legal bar for proving collusion remains high.^(4)
2. **Demand Risk:** The true danger lies in the consumer. If box shipments contract further due to macro pressures (tariffs, inflation), the "manufactured tightness" could fracture.
To capitalize on this dynamic, we recommend a "Long Option" strategy targeting the Q1 2026 price hike catalyst, paired with a macro hedge. Specifically, we advise purchasing **PKG April/May 2026 Call Options** to capture the announcement and realization of the price increase, hedged with a **Put Spread on the SPDR S&P Retail ETF (XRT)** to protect against a collapse in consumer demand.
This report details the structural, legal, and financial underpinnings of this trade, providing an exhaustive analysis of the data, the risks, and the execution mechanics.
# 2. Market Architecture: The Era of "Value Over Volume"
To understand the current opportunity in Packaging Corp of America, one must first accept the fundamental transformation of the containerboard market. The industry has successfully shifted from a model driven by throughput to one driven by margin preservation. This is not a temporary tactical adjustment; it is a strategic doctrine that has reshaped the competitive landscape.
# 2.1 The Consolidation Supercycle
The path to the current oligopoly was paved by decades of mergers and acquisitions. The market is no longer a swarm of independent mills fighting for scrap. It is a triopoly.
* **International Paper (IP):** The traditional volume leader, now undergoing a massive transformation with the acquisition of DS Smith to solidify its global footprint.^(5)
* **Smurfit Westrock (SW):** The result of the merger between Smurfit Kappa and WestRock, creating a transatlantic giant with roughly 20% of North American capacity.^(1)
* **Packaging Corp of America (PKG):** The disciplined "Alpha" operator, controlling approximately 16% of the market following the Greif acquisition.^(1)
Combined, these three entities control nearly two-thirds of the North American containerboard capacity.^(1) This concentration is the prerequisite for the "value over volume" strategy. In a fragmented market, if one producer cuts capacity to support price, a competitor will simply ramp up production to steal market share. In a concentrated market, the major players recognize their interdependence. They understand that aggressive volume chasing destroys value for everyone. Thus, a tacit equilibrium is reached where all major players prioritize price stability over market share gains.
# 2.2 The Mechanics of Manufactured Tightness
The primary tool for enforcing this discipline is capacity rationalization. The industry has moved beyond temporary "market downtime" (taking a week off here and there) to permanent structural reductions.
The 3.8 Million Ton Removal:
Over the last cycle, the industry has permanently removed approximately 3.8 million tons of capacity.2 This is a massive structural adjustment. To put this in perspective, the total market exceeds 40 million tons.1 Removing nearly 10% of supply fundamentally alters the utilization curve.
* **International Paper:** Has been aggressive in closing high-cost mills, such as the Orange, TX, and Riegelwood, NC lines in previous years, and recently the Red River mill (805,000 tons).^(6)
* **WestRock (now SW):** Similarly engaged in shuttering older, less efficient assets prior to and during its merger integration.^(7)
* **Packaging Corp of America:** While historically running its mills harder than peers, PCA has joined the rationalization trend with the permanent shutdown of the Wallula No. 2 machine.^(9)
The Economic Impact:
By permanently removing this tonnage, the industry ensures that remaining assets operate at higher utilization rates even in a low-demand environment. Operating rates are the key determinant of pricing power. When rates fall below 90%, pricing power erodes. By cutting the denominator (total capacity), producers keep the ratio (utilization) high, even as the numerator (demand) softens. This "manufactured tightness" is what allows them to push for price hikes in Q1 2026 despite flat or declining box shipments.
# 2.3 The "Value Over Volume" Doctrine in Practice
This strategy is not a secret; it is broadcast by management teams.
* **Smurfit Westrock:** CEO Tony Smurfit explicitly stated in the Q3 2025 earnings call, "Our corrugated operations continue to focus on value over volume and exiting uneconomic business".^(7) This signals a willingness to walk away from low-margin volume rather than dilute pricing.
* **International Paper:** Has echoed similar sentiments, focusing on "commercial discipline".^(11)
* **Pricing Resilience:** The proof of the doctrine is in the pricing data. Despite a 2.1% decline in box volume in Q1 2025 and continued softness through Q3 ^(12), prices have held firm and even risen. In a competitive volume-driven market, prices would have collapsed in 2024 and 2025. The fact that they did not is the strongest evidence that the oligopoly is functioning as intended.
# 3. The "Alpha" Vehicle: Packaging Corp of America (PKG)
While the entire sector benefits from the oligopolistic structure, we view Packaging Corp of America (PKG) as the superior vehicle for capturing the upside. PKG combines the pricing power of the oligopoly with a level of operational excellence and strategic agility that its larger peers lack.
# 3.1 Capacity Discipline: The Wallula Shutdown
On December 3, 2025, Packaging Corp of America announced a definitive action that underscores its commitment to the "value over volume" strategy: the permanent shutdown of the No. 2 paper machine (W2) and kraft pulping facilities at its Wallula, Washington mill.^(9)
**The Specifics:**
* **Capacity Removed:** The shutdown removes approximately **250,000 tons** of annual production capacity.^(14)
* **Timeline:** The shutdown is scheduled to be completed by the end of **Q1 2026**.^(9)
* **Financial Impact:** The company expects pre-tax restructuring charges of roughly **$205 million**, with $165 million in non-cash impairment and $40 million in cash costs.^(9) Most of these charges hit in Q4 2025 and Q1 2026.
Strategic Rationale:
This is a "high-grading" of the asset base. The Wallula mill will continue to operate the No. 3 paper machine (W3), which produces 285,000 tons of high-performance recycled linerboard and corrugating medium.14 By shutting down the older, less efficient No. 2 machine, PCA lowers its average cost per ton.
Crucially, this tightening of supply happens exactly as the industry prepares for a price hike. By removing 250,000 tons of its own supply, PCA ensures that its remaining system runs full. It eliminates the temptation to discount prices to fill that machine. It is a signal to the market that PCA is prioritizing margin quality over absolute tonnage.
# 3.2 Acquisition Scale: The Greif Integration
In September 2025, PCA completed the acquisition of Greif’s containerboard business for approximately **$1.8 billion**.^(17) This acquisition is a game-changer for PCA's leverage in the upcoming pricing cycle.
**Deal Metrics:**
* **Assets Acquired:** Two containerboard mills with **800,000 tons** of capacity and eight sheet feeder/corrugated plants.^(17)
* **Volume Impact:** While legacy PCA shipments were down 1.1% in Q3 2025, the *combined* shipments including Greif were up **5.3%**.^(19)
* **Valuation:** The purchase price represented a multiple of **8.5x LTM EBITDA**, or **6.6x** including synergies.^(1)
The Strategic Leverage:
The timing of this acquisition is impeccable. PCA acquired these assets in late 2025, absorbed the integration costs (which dragged on Q3 earnings 21), and is now positioned to apply the Q1 2026 price hike to this expanded volume base.
Consider the math: An $800,000 ton capacity addition, multiplied by a potential $50/ton price increase (forecasted for Q1 2026), represents $40 million in incremental annualized revenue, the vast majority of which should flow to the bottom line given the fixed cost nature of the mills. Furthermore, the acquisition of the sheet plants allows PCA to increase its vertical integration (currently around 90-95%), capturing the margin spread between linerboard and finished boxes.1
# 3.3 Financial Performance & Valuation
PKG consistently commands a premium valuation relative to its peers, a reflection of the market's trust in its management team.
**Valuation Premiums:**
* **PKG:** Trades at an EV/EBITDA of approximately **11.4x**.^(22)
* **Peers:** International Paper (IP) and Smurfit Westrock (SW) typically trade at lower multiples, though IP's multiple can appear inflated due to depressed earnings during its turnaround (ranging from 9x to 15x depending on the quarter).^(23)
* **Why the Premium?** The market rewards PKG for its consistency. Unlike IP, which is wrestling with complex global restructuring, PKG is a focused North American operator. Its margins in the Packaging segment regularly exceed 20% ^(1), significantly higher than the industry average.
**Q3 2025 Earnings Context:**
* **The Miss:** PKG reported Q3 2025 adjusted EPS of $2.73, missing estimates of $2.83.^(21)
* **The Reason:** The miss was largely driven by the acquisition and integration costs of Greif, as well as higher operating costs.^(20)
* **The Opportunity:** The market punished the stock slightly for the miss, but the underlying metrics—price and mix improvement—were positive. This creates a more attractive entry point for the option strategy, as the short-term noise of integration masks the long-term earnings power of the combined entity.
# 4. The Regulatory Landscape: Anatomy of the Artuso Pastry Lawsuit
The primary counter-argument to the bullish thesis is the threat of antitrust intervention. The filing of *Artuso Pastry Foods Corp. v. Packaging Corp of America et al.* in July 2025 ^(3) has introduced a layer of regulatory risk that must be dissected.
# 4.1 The Allegations: "Unprecedented and Unjustified"
The lawsuit, a class-action filed in the U.S. District Court for the Northern District of Illinois (Case No. 1:2025cv08856), accuses the major containerboard producers of operating a "cartel".^(3)
* **The Claim:** The plaintiffs allege that the defendants conspired to raise prices and restrict capacity to fix prices at artificially high levels.^(18)
* **Specifics:** The complaint cites a series of **seven price increases** from November 2020 to the present.^(8) It argues that these hikes were "unprecedented and unjustified" by economic conditions (like input costs or demand) and were implemented at the "exact same time" and for the "exact same increase".^(8)
* **Capacity Cuts:** The lawsuit specifically attacks the "value over volume" strategy, framing the facility closures (like IP’s and WestRock’s) as coordinated output restrictions designed to starve the market.^(8)
# 4.2 The "Lax Enforcement" Environment & The Defense
Despite the incendiary language of the complaint, the "Morgan Stanley" view aligns with the user's intuition: enforcement is perceived as lax, or at least ineffective, against this type of oligopolistic behavior.
1. The Economic Defense (Conscious Parallelism):
Antitrust law distinguishes between collusion (an illicit agreement) and conscious parallelism (independent rational behavior in an oligopoly). In a concentrated market with few players, transparent pricing, and standardized products, it is rational for firms to follow a price leader without any secret meetings. The 7th Circuit Court of Appeals (binding on the Artuso court) has previously affirmed summary judgment for containerboard defendants in similar cases (Kleen Products), stating that "economic evidence did not tend to exclude the possibility of independent action".26 This precedent is a massive hurdle for the plaintiffs.
2. Procedural Weakness (Dismissals):
Significant cracks have already appeared in the plaintiffs' case.
* **Graphic Packaging International (GPI):** Was voluntarily dismissed from the case on September 25, 2025.^(3)
* Smurfit Westrock (SW): Was also dismissed, though the details suggest they are not entirely "out of the woods" regarding potential future claims or settlements.29 These dismissals suggest that the plaintiffs may have overreached in naming every major player without specific evidence linking them to a conspiracy. It weakens the narrative of an all-encompassing industry-wide cartel.
3. The "Cost of Doing Business":
Even if the lawsuit proceeds, history suggests it will end in a financial settlement rather than a structural breakup or behavioral injunction.
* **Precedent:** The *Kleen Products* litigation (2010s) resulted in a **$376 million** settlement fund.^(30) While a large number, for companies generating billions in EBITDA, this is a manageable one-time charge.
* **Market Reaction:** The market has largely ignored the suit. PKG and peers continue to announce price hikes *during* the litigation.^(25) This audacious behavior signals that management teams are confident their actions are legally defensible as "independent self-interest."
Conclusion on Regulatory Risk:
The lawsuit creates headline risk but not fundamental risk to the Q1 2026 pricing strategy. The legal process is slow—the Artuso case is still in early stages with status updates due in December 2025 8—while the trade catalyst is imminent. We view the regulatory noise as an opportunity to buy the dip if headlines cause temporary volatility.
# 5. The Catalyst: The Q1 2026 Price Hike
The trading strategy hinges on a specific, forecasted event: a coordinated price increase in the first quarter of 2026. This event will validate the "Oligopoly Thesis" and drive the re-rating of PKG stock.
# 5.1 The Forecast
Industry intelligence points to a high probability of a price hike.
* **Magnitude:** Fastmarkets RISI and RaboResearch project a **$50 per ton** increase for kraftliner in early 2026.^(2) Some forecasts suggest a total of $90/ton in increases over the 2026-2027 period.^(2)
* **Timing:** The industry has shifted its seasonal timing for price attempts to the first quarter.^(31) We expect an announcement in **January 2026**, with implementation efforts spanning February and March.
* **Drivers:** The hike is driven by "margin improvement" and the need to offset inflation, rather than strong demand.^(32) This makes the capacity cuts discussed in Section 3 crucial—they provide the tightness necessary to force the hike through despite weak box volumes.
# 5.2 The Mechanism: Decoupling from Indices
A critical, under-reported development is the shift in *how* prices are implemented.
* **The Shift:** Packaging Corp of America (PCA) has led a move to decouple customer contracts from third-party price indices like Fastmarkets RISI.^(33)
* **Why It Matters:** Historically, contracts were linked to the published index. If the index didn't move, the price didn't move. PCA grew frustrated that the indices were too slow to recognize price hikes (often lagging by months).^(33)
* **The "Opaque" Advantage:** By moving customers to independent formulas or direct negotiation, PCA reduces market transparency. In an oligopoly, opacity favors the seller. It allows PCA to implement sticky price increases that don't automatically revert if the index softens. This structural change increases the "realized" price per ton and reduces the lag time between announcement and earnings impact.
# 5.3 The Cost Push: OCC and Tariffs
The price hike is also supported by cost inflation, providing a defensible narrative for customers.
* **OCC Prices:** The price of Old Corrugated Containers (OCC), a key feedstock for recycled board, has been volatile. While softening in late 2025, any uptick in demand or export activity could spike input costs, justifying a linerboard price increase.^(35)
* **Tariffs:** The fluid tariff situation (potential tariffs on imports from Mexico, Canada, or China) creates "ambiguous risks".^(32) However, domestic producers like PCA often benefit from tariffs on imported paper, as it reduces foreign competition and tightens the domestic supply balance.^(12)
# 6. The Trade Construction: The "Long Option" Strategy
To express the bullish view on PKG with defined risk and asymmetric upside, we recommend a Long Call strategy.
# 6.1 Instrument Selection
* **Underlying:** Packaging Corp of America ($PKG)
* **Strategy:** Long Call Options
* **Expiration:** **April 17, 2026** or **May 15, 2026**.^(36)
* **Strike Price:** **$225 - $230** (Out-of-the-Money).
# 6.2 The Logic of April/May Expiry
Why April/May? Why not January or February?
* **The Announcement Lag:** The price hike will likely be announced in January. However, "announcement" is not "implementation." Customers push back. Negotiations take weeks.
* **The Recognition Lag:** Trade indices (if still relevant for some contracts) often take 30-60 days to "recognize" the full extent of the hike.^(34) A January hike might not be fully reflected in industry data until March.
* **The Earnings Validation:** The Q1 2026 earnings call (expected late April 2026) ^(38) will be the moment management confirms the "realization" of the hike. The stock often runs up *into* this confirmation.
* **Avoiding the "Theta Burn":** A January or February option expires right as the news is breaking. If there is any delay—a common occurrence in this industry—short-dated options expire worthless. The April/May expiry buys enough time for the thesis to play out.
# 6.3 Strike Selection & Valuation
* **Current Price:** \~$197 (as of Dec 3, 2025).^(14)
* **Target Price:** If the $50/ton hike sticks, PKG’s earnings power expands significantly. Applying a 12x multiple to the incremental EBITDA suggests a fair value in the **$240-$245** range \[User Query\].
* **The $225 Strike:** Buying the $225 call requires the stock to move \~14% to be at-the-money. This is aggressive but achievable given the catalyst. It offers significant leverage (gamma) if the stock begins to trend toward $230.
* **Liquidity Warning:** PKG options are less liquid than major tech names. The bid-ask spreads can be wide.^(39) **Execution is critical.** Limit orders are mandatory. Do not chase liquidity.
# 6.4 Volatility Context
The implied volatility (IV) on PKG options is typically lower than the broader market, reflecting the "boring" nature of the sector. However, the *Artuso* lawsuit creates potential for volatility spikes. Buying calls now, while IV is relatively muted, allows us to benefit from any volatility expansion associated with the price hike announcement.
# 7. The Macro Risk & The Hedge: Protecting Against Demand Destruction
The "Oligopoly Trade" relies on supply discipline overcoming demand weakness. But there is a breaking point. If demand collapses too far, the cartel discipline fractures.
# 7.1 The "Cardboard Box Recession"
The industry is already in a volume recession.
* **Shipment Data:** Box shipments have been essentially flat or down for several years, with recent quarters showing declines.^(12)
* **The Consumer Link:** Demand for boxes is a derived demand from consumer spending. If consumers stop buying goods, retailers stop ordering boxes.
* **The Trap:** If Q1 2026 sees a sharp contraction in consumer spending—perhaps due to the cumulative effect of tariffs or a post-holiday credit crunch—box shipments could drop another 2-3%. At that level of demand destruction, mills would have to take massive economic downtime. The fixed cost absorption penalty becomes too high, and producers might break ranks to chase volume, collapsing the price hike.
# 7.2 The Hedge: Short Retail (XRT)
To hedge this specific risk, we look to the retail sector.
* **Instrument:** **Put Spread on SPDR S&P Retail ETF (XRT)**.
* **Correlation:** XRT tracks a broad basket of US retailers (Target, Macy's, Kohl's, etc.).^(41) There is a high correlation between the health of these retailers and corrugated box shipments.^(13)
* **Rationale:** If the PKG trade fails, it will likely be because the consumer "cracked." In that scenario, XRT will plummet. The profit on the XRT puts will offset the loss on the PKG calls.
* **Structure:**
* **Buy XRT ATM Put:** To gain immediate exposure to the downside.
* **Sell XRT OTM Put:** To finance the purchase and reduce the cost of the hedge (a "Put Spread").
* **Why a Spread?** We are hedging a specific risk (demand destruction), not betting on a global depression. A spread provides targeted protection at a lower cost.
# 7.3 Why XRT?
XRT is an equal-weighted ETF, meaning it has significant exposure to smaller, more vulnerable retailers.^(42) These companies are the first to cut orders (and thus box demand) when the consumer slows down. It is a more direct proxy for "box demand" than the S&P 500 (SPY), which is dominated by tech and services.
# 8. Conclusion: The "Morgan Stanley" Verdict
The North American containerboard market presents a compelling asymmetry. The market is pricing in the *risk* of the cycle (weak demand) and the *noise* of the regulator (antitrust lawsuits), but it is under-pricing the *structural power* of the oligopoly.
**The "Fix" is In:** Through coordinated (or parallel) capacity rationalization, the major players have created a floor for pricing. The 3.8 million tons of removed capacity is the most important number in this report. It changes the physics of the market.
**PKG is the Winner:** With the Wallula shutdown lowering costs and the Greif acquisition increasing leverage, PKG is positioned to capture the maximum economic rent from the coming price cycle.
**The Trade:**
1. **Buy:** PKG **Apr/May 2026 Call Options** (Strike $225).
* *Catalyst:* Q1 2026 Price Hike ($50/ton).
2. **Hedge:** Buy **XRT Put Spreads**.
* *Risk:* Consumer demand collapse.
We recommend entering this position in the weeks leading up to January 2026, using limit orders to navigate the liquidity constraints of the option chain. Ignore the legal headlines; trust the market structure. The oligopoly is working.
# Key Data & Financial Summary
||
||
|**Metric**|**Packaging Corp (PKG)**|**International Paper (IP)**|**Smurfit Westrock (SW)**|
|**Strategy**|**Value over Volume (Alpha)**|Turnaround / Restructuring|Merger Integration|
|**LTM EV/EBITDA**|**\~11.4x** ^(22)|\~13.4x - 15.1x ^(23)|\~12.1x ^(24)|
|**Capacity Action**|**Wallula Shutdown (-250k tons)** ^(9)|Red River Closure (-805k tons) ^(6)|Multiple closures ^(8)|
|**M&A Catalyst**|**Greif Acquisition (Sept '25)** ^(18)|DS Smith Acquisition|WestRock Merger|
|**Litigation Status**|**Defendant** ^(3)|Defendant|**Dismissed** ^(29)|
|**Pricing Power**|**High** (Price Leader / Index Decoupling)|Medium|High|
# Strategic Timeline
* **September 2025:** PKG closes Greif acquisition.^(17)
* **December 2025:** PKG announces Wallula shutdown.^(9)
* **January 2026:** **Projected Price Hike Announcement ($50/ton)**.^(31)
* **February 2026:** Price Hike Implementation / Negotiations.
* **March 2026:** Trade Index Recognition (if applicable).
* **April 17, 2026:** **Option Expiration / Target Exit.**
* **Late April 2026:** PKG Q1 Earnings Call (Confirmation).^(38)
sentiment -0.98
1 day ago • u/wophi • r/FluentInFinance • us_housing_market_has_reached_its_most • C
You seem to not understand the issue.
Local ordinances make it cost prohibitive to build low cost housing. This is by design. When someone buys a house, the last thing they want is for low cost housing to move in next door. So elected officials pass regulations to keep things as they are like lot size minimums and parking requirements as well as greenery requirements. It kills density which increases cost because you build less units on more land. Supply/demand kicks in.
Priced out of NC homes: How regulations block everyday buyers https://share.google/344pLg4Gc9PDWIhwR
Or look at what limits building in San Francisco:
Minimum lot size: San Francisco mandates that a lot must be at least 2,500 square feet (or 4,000 sqft in some cases) in order to build a home on it. Since a decent single-family home could be built on a 500 sqft lot, and a very nice single-family home can be built on a 1,200 sqft lot, the minimum lot size requirement greatly reduces the amount of homes that could be built in San Francisco and increases the price of each home. 65,974 homes would be illegal to build today because the lot size is too small.
Density limits: San Francisco mandates explicit density limits, from prohibiting apartments entirely (in 76% of the city) to mandating a minimum lot size per apartment (almost everywhere else). The sole reason for these limits is to make housing more scarce and therefore more expensive. San Francisco limits density in many other ways, such as floor-to-area ratio, setback requirements, etc. but to keep things simple, I looked only at the minimum lot size per apartment for this map. 69,499 homes would be illegal to build today because of density limits.
Height limits: When land becomes expensive, developers can still create inexpensive homes by building multiple apartments on the same plot of land. Each apartment has to pay for only a fraction of the land cost, which can make apartments significantly cheaper than single-family homes. The taller the apartment building, the less significant the cost of the land becomes, so San Francisco limits this savings by limiting the height of new buildings to 40 feet in most of the city. 9,066 homes would be illegal to build today because of height limits.
The Grumpy Economist: San Francisco bans affordable housing https://share.google/JrZ29sN5SGjLsq1c7
When you limit supply, demand is going to drive prices up.
sentiment -0.92
2 days ago • u/Thefamt • r/stocks • what_are_you_bagholding • C
PTLO and FUN... I thought FUN would rebound huge when the vid ended and hoped PTLO would pop off huge in NC and Texas.
Both have the ability to be something eventually... I tell myself as I cry looking at my losses
sentiment 0.40
3 days ago • u/option-9 • r/mauerstrassenwetten • alles_inn_palandt_tier_wheil_drumb_stirbt_tohd • C
Manchmal fragen Leute ob der NC so sinnvoll ist, kein Medizinstudium weil zu schlecht in Sport. Zumindest Biologie ist offensichtlich sehr wichtig, das Palandt Tier sollte man wohl kennen.
sentiment 0.00


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