venues. they ever become the incubators and accelerators for the great tech boom in new york city, so what wouldn't surprise me is if our big experiment with remote work is recasting our office towers and office buildings, which are located in the most central and best locations served by transit and trains in the densest part of our cities, if they came back with socialized connectivity and actually more residents and more affordable housing. >> when you look globally, it's fair to say that the great trend of urbanization -- we've already crossed, i think 50% of the world now lives in cities -- that great trend seems to be continuing and continues to be as strong as ever, and i want to ask you if i'm right in thinking the fundamental reason why this continues is very simple. you make more money if you live in a city, on average. >> that's why, in the wake of every pandemic in history going