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Experts in housing, building, and urban planning say it may be difficult to convert office space to livable, likeable residential housing, but there’s an urgent reason they’re trying. More office space is sitting empty in the United States than at any point since 1979, Moody’s Analytics reported earlier this week. By some estimates, only 3% of New York City office buildings and 2% in downtown Denver are suited for residential conversions. Office space and homes are two fundamentally different types of buildings, according to builders and architects. Do you have another building where you can move them?”As result, according to Theodos, office conversions are not a solution to either the empty office glut or the housing supply shortage.
Persons: Biden, , Harold Bordwin, Keen, Brett Theodos, ” Bordwin, , ” Maren Reepmeyer, ” Theodos, , Nathaniel Meyersohn, Donald Judd Organizations: DC CNN, Moody’s, National Association of Realtors, Summit Capital Partners, Metropolitan Housing, Policy Center, Urban Institute, , CBRE, Wacker, Chicago Business Locations: Washington, New York, Boston, Cleveland, United States, Manhattan, , New York City, Denver, Chicago, Theodos
CVS will change the way it prices drugs
  + stars: | 2023-12-05 | by ( Tami Luhby | Nathaniel Meyersohn | ) edition.cnn.com   time to read: +4 min
New York CNN —CVS is revamping the way it reimburses its pharmacies for prescription medications, a move that could make prescription drug pricing simpler and change how much consumers pay for their medicines. It’s a similar model to the one entrepreneur Mark Cuban is pushing with his Cost Plus Drugs company. This shift in payment models could change the cost of prescription drugs for some patients, although it will not necessarily make all medicine cost less. Some drugs may cost less, while others might rise in price, CVS executives said. Americans spend around $1,200 a year on average for prescription drugs — more than any other country — according to the Organization for Economic Co-operation and Development.
Persons: Mark Cuban, , Prem Shah, Nick Fabrizio, Fabrizio, they’ve Organizations: New, New York CNN, CVS, Plus, CVS Pharmacy, CVS Health, Cornell University, Organization for Economic Co, Kaiser Family Foundation, Amazon Pharmacy, Cuban, Plus Drug, Blue Locations: New York, California
But ghost kitchens are now crashing. Ghost kitchens are stripped-down commercial kitchens with no dine-in option. Sometimes called cloud kitchens, dark kitchens or virtual kitchens, ghost kitchens fulfill online orders from delivery apps like Grubhub and Uber Eats. Ghost kitchens also offered big chains a way to test new menu concepts, items and brands at lower rents and with less labor. So restaurants have shut down their ghost kitchens and funding for the concept has dried up.
Persons: Uber, Pat Greenhouse, , John Gordon, ” Wendy’s, Travis Kalanick, Applebee’s, , Stephen Zagor, ” John Gordon, Tiffany Hagler, Wendy’s, Kalanick’s CloudKitchens, ” Gordon Organizations: New, New York CNN, Big, Kroger, Reef Technology, Boston Globe, Technology, Wings, Columbia Business School, National Restaurant Association, Geard, Bloomberg, Getty, Butler Locations: New York, South Boston, Dobbs Ferry , New York, U.S
New York CNN —Americans seemed more willing to spend money on Black Friday and Cyber Monday, but less willing to donate money on Giving Tuesday. Giving Tuesday’s decline in participation is not an isolated incident, but rather, as its organization acknowledges, part of larger trends philanthropic organizations are experiencing. According to a report by Giving USA from this past June, Americans are giving the lowest percentage of their disposable income since 1995. Americans gave just 1.7% of their disposable income in 2022, with charitable giving declining from 2021 by 3.4% to $499.3 billion, which represents an even larger decline of 10.5% when adjusted for inflation. “I think the numbers are very interesting in terms of Black Friday and Cyber Monday but they don’t tell you the whole picture,” said Neil Saunders, managing director of GlobalData Retail.
Persons: , , Asha Curran, Ebenezer Scrooge, Neil Saunders, ” Saunders, CNN’s Nathaniel Meyersohn, Elisabeth Buchwald Organizations: New, New York CNN, Black, CNN, GivingTuesday, United Nations Foundation, National Retail Federation, Adobe, Federal, GlobalData, Adobe Analytics, Charities Aid Locations: New York, New York City
New York CNN —Walmart confirmed on Friday that it is not advertising on X, the social media platform owned by Elon Musk and formerly known as Twitter. “We aren’t advertising on X as we’ve found other platforms to better reach our customers,” a Walmart spokesperson said in a statement to CNN. A number of prominent brands paused their advertising on X, last month following Musk’s public embrace of an antisemitic conspiracy theory favored by White supremacists. “I don’t want them to advertise,” Musk said at the New York Times DealBook Summit in New York. “If anyone is killing X, it’s Elon Musk – not advertisers,” she said.
Persons: Elon Musk, White supremacists, Joe Benarroch, Musk, dumbest, ” Musk, , didn’t, Craig Atkinson, CNN it’s, Big, they’re, Jasmine Enberg, it’s Elon Musk, , Personally, ” Enberg, Benjamin Netanyahu, Isaac Herzog, Israel “ wasn’t, he’s, – CNN’s Jennifer Korn Organizations: New, New York CNN, Walmart, Elon, CNN, Reuters, New York Times DealBook, Disney, Paramount, Comcast, Lionsgate, Warner Bros, Insider Intelligence, Intelligence, Israeli Locations: New York, Israel
The NBA In-Season Tournament, running this year for the first time, is the league’s idea for that mid-season boost. The media rights to NBA games are up after the 2024-2025 season, and the tournament could make the NBA’s television rights more lucrative to potential networks and streaming bidders. To add intrigue to the tournament, each of the 30 NBA teams has a distinct court design and jersey for games. The NBA’s strategy behind the colorful court designs was to attract attention — even if some of the reaction to the courts has been negative. The NBA in-season tournament is the latest example of sports leagues adapting to try to add excitment in an increasingly competitive media environment.
Persons: Jeff Haynes, NBAE, , Jacinda Ortiz, Mark Cuban Organizations: New, New York CNN, Chicago Bulls, New Orleans Pelicans, NBA, NFL, United Center, Games, ESPN, TNT, Sports Business, CNN, Warner Bros ., ” Dallas Mavericks, Mavericks, MLB, Nickelodeon Locations: New York, Chicago, Las Vegas, Europe
New York CNN —The Black Friday and Cyber Monday billion-dollar US spending spree was fueled by “Buy Now, Pay Later” shoppers. On Cyber Monday, Buy Now, Pay Later purchases hit an all-time high, up 43% from a year ago, according to Adobe Analytics. The number of items per order also rose 11% annually as shoppers used Buy Now, Pay Later for larger purchases. Consumers risk stacking on debt they can’t pay off with Buy Now, Pay Later purchases, financial researchers say. While Buy Now, Pay Later was initially designed to help shoppers pay for big-ticket purchases, consumers are increasingly using these services to buy groceries and everyday necessities, research shows.
Persons: CNN’s Alicia Wallace Organizations: New, New York CNN, Adobe Analytics, New York Federal, Federal Reserve Bank of New Locations: New York
In his new book “The Black Ceiling” Woodson, a former attorney, sheds light on systemic issues within elite professional settings and the broader economic repercussions that come from underutilizing and marginalizing talented Black professionals. Woodson spoke with more than 100 Black professionals about what he calls the Black ceiling — a significant barrier that impedes career progression and creates stigma and anxiety in the workplace. Racial discomfort encapsulates the sense of unease that a lot of Black professionals experience working in elite white work settings. Selective punitiveness is the widespread perception that Black professionals get treated especially harshly when they make mistakes. Firms need to train their personnel, especially their senior white professionals so that they don’t judge junior Black professionals adversely for these challenges.
Persons: Kevin Woodson, ” Woodson, Woodson, Bell, it’s, who’ve, Kim Schmidt, they’re, that’s, doesn’t, It’s, Eva Rothenberg, ” Grant Gustafson, Corie Barry, , ” Barry, Nathaniel Meyersohn Organizations: CNN Business, Bell, New York CNN — Corporate America, University of Richmond School of Law, Elite, Sensormatic, Black, Adobe, Retailers Locations: New York, underutilizing, DC
(Overstock.com bought Bed Bed & Beyond’s brand out of bankruptcy and has relaunched it online, complete with the 20% coupons.) Burlington, Michaels, Barnes & Noble, Ollie’s Bargain Outlet, Macy’s, HomeGoods and other chains have replaced old Bed Bath & Beyond stores. The majority of Bed Bath & Beyond’s stores are in the suburbs of mid-size and large cities, and are under 50,000 square feet. Bed Bath & Beyond spaces have been grabbed up swiftly at rents of up to 50% what Bed Bath & Beyond was paying, according to commercial real estate investment firm CBRE. Kimco Realty, a real estate owner with 26 former Bed Bath & Beyond leases, said that new leases were 38% higher than Bed Bath & Beyond rents.
Persons: Michael O’Sullivan, Barnes, Noble, hasn’t, Warby Parker, Brandon Isner, CBRE’s, , TJ Maxx, REI Organizations: New, New York CNN, Sears, Circuit, Kmart, Burlington, Bed, Kimco, Sports Authority Locations: New York, Burlington, . Burlington, Michaels, Kimco, HomeGoods
So are the start-of-the-season deals enticing enough for shoppers or are they holding out in a cat-and-mouse game with retailers? Michael Brown, retail industry leader and partner with management consulting firm Kearney, said the much earlier-than-usual jumpstart to holiday sales this year could be to blame. Shoppers will be holding out for better deals,” he said. Kena Betancur/Getty ImagesTotal holiday sales this year are expected to come in softer compared to last year. He said there were plenty of 25% off Black Friday deals mall-wide and some deeper 40% off promotions for early-bird shoppers.
Persons: New York CNN —, Michael Brown, Kearney, , Brown, Emily Elconin, Marshal Cohen, ” Cohen, Barbie, Willing, they’ve, Kena Betancur, Brian Schroeder, Kendra Scott, , Aeropostale, Aritzia, Shannon Stapleton, Marc Rosen, Rosen, ” Rosen, Nathaniel Meyersohn Organizations: New, New York CNN, , Shoppers, Black, National Retail Federation, Adobe Analytics, Disney Little, Marvel, Macy's, Brookfield Properties, Brookfield Asset Management, Nike, Apple, Simon Property Group, JCPenney Locations: New York, Oaks, Michigan, New York , New York, La Cantera, San Antonio , Texas, Brookfield, Roosevelt, Garden City , New York, Penney
How Best Buy is beating shoplifting
  + stars: | 2023-11-24 | by ( Nathaniel Meyersohn | ) edition.cnn.com   time to read: +3 min
But Best Buy says it has shoplifting under control. Best Buy has some inherent advantages over, say, CVS because heavy flat-screen TVs are harder to steal than razor blades. Not too many things in criminology are better understood than that.”Higher levels of staffing in stores have made a difference in Best Buy’s success against shoplifting, CEO Barry said. Best Buy has security staff at the front of stores to monitor customers entering and exiting and does not have many self-checkout machines. We don’t really have self-checkout.”Lowe’s has also attributed its low theft rates to higher staffing levels in stores.
Persons: Corie Barry, , ” Barry, John Eck, ” Eck, you’re, Barry, Lowe’s, , Marvin Ellison Organizations: New, New York CNN, National Retail Federation, Retailers, Staff, University of Cincinatti Locations: New York
Best Buy, Lowe’s and Kohl’s all reported sales declines during their most recent quarter Tuesday and are forecasting holiday sales to drop from a year ago. In 2021, Holiday shopping sales spiked by 14% and grew by a healthy 5% last year. But Moody’s Investors Service said in a report today that consumers are “losing spending steam” and holiday sales will grow by just 1% to 3% this year. “Retailers offering a combination of value and non-discretionary essentials will see their sales outperform the broader retail industry this holiday season,” according to Moody’s. “One trend that’s sticking is a longer holiday season.
Persons: Corie Barry, TJ Maxx, Moody’s, , Berna Barshay Organizations: New, New York CNN, Shoppers, Consumer, Moody’s, Service, Walmart, Costco, “ Retailers, Retailers, Sporting Goods Locations: New York
Target is testing a new self-checkout policy
  + stars: | 2023-11-18 | by ( Nathaniel Meyersohn | ) edition.cnn.com   time to read: +2 min
New York CNN —Target is testing a new self-checkout policy as retailers are finding the cashier-less technology can put off customers. At a handful of stores, Target has restricted self-checkout to customers buying 10 items or fewer. Target and other retailers had expanded self-checkout machines in recent years. Self-checkout machines sometimes break. Target said that merchandise losses, known as shrink, were not a factor in testing new self-checkout policies.
Persons: John Mulligan, , we’ve, Michael Fiddelke Organizations: New, New York CNN, Target, BBC, Walmart, Costco, Locations: New York, United States, Britain
Why America is panicking about shoplifting
  + stars: | 2023-11-17 | by ( Ally Hill | Nathaniel Meyersohn | ) edition.cnn.com   time to read: +12 min
New York CNN —“Shoplifting in Great Department Stores.” “The Shoplifting Profession.” “No Mercy to Shoplifters.”These headlines could be from articles today. While shoplifting has seemingly never been a bigger problem than it is now, shoplifting has long captured the public’s attention. Angela Weiss/AFP/Getty ImagesAlthough shoplifting increased in some cities during the first half of the year compared to pre-pandemic levels, there is no clear national rise in shoplifting, according to a new analysis by the Council on Criminal Justice, a nonpartisan criminal justice policy organization. Middle-class women shoplifting in Victorian Britain during the 1800s were the focus of an early panic over shoplifting. Fears spread over middle-class women shoplifting during the early years of department stores.
Persons: New York CNN —, , ” James Walsh, Alex Vitale, Donald Trump, Angela Weiss, ” Vitale, Michael Flamm, San Francisco —, Adam Gelb, Tammy Whitlock, kleptomania, “ Said, Abbie Hoffman’s, ” Flamm, Abbie Hoffman, John Shearer, Barry Goldwater, Richard Nixon, JC Penney, ” David Johnston, Jeffrey Greenberg, we’d, Jeffrey Butts, Organizations: New, New York CNN, Great Department, University of Ontario Institute, Technology’s, CNN, Brooklyn College, , Getty, Criminal, Ohio Wesleyan University, , San, New York Times, University of Kentucky, Consumer Culture, Times, Ohio Wesleyan, National Retail Federation, Retailers, Universal, Commerce, Chamber of Commerce, Department of Justice, “ Research, Research, John Jay College of Criminal Locations: New York, Shoplifters, Britain, America, New York City, Los Angeles, Dallas, Victorian Britain, England, Ohio, Vietnam
Walmart CEO says food deflation may come soon
  + stars: | 2023-11-16 | by ( Nathaniel Meyersohn | ) edition.cnn.com   time to read: +2 min
New York CNN —Lower grocery prices may soon be coming for shoppers. Food prices have increased 25% since the pandemic started. The pace of food inflation has slowed in recent months, but food prices are mostly still going up. Food prices rose 3.3% annually in October from a year ago, according to the latest reading from the Labor Department. If you think prices will go down in the future, you may delay making a lot of purchases today.
Persons: Doug McMillon, ” McMillon, CNN’s Elisabeth Buchwald Organizations: New, New York CNN, Walmart, Labor Department, Federal Reserve Locations: New York, United States, Japan
New York CNN —After a half year of negative headlines, culture war distractions and a massive stock slump, Target finally had something to cheer. Target’s profit beat Wall Street’s expectations last quarter, and the stock surged 14% in premarket trading Wednesday. Heading into Wednesday, Target’s stock had dropped 36% over the past year. But Target’s inventory levels are leaner than they were a year ago and Target is marking down fewer products. Target’s profit also grew from lower freight and supply chain costs.
Organizations: New, New York CNN, Target Locations: New York
New York CNN —The United Automobile Workers’ won big wage and benefit gains in tentative contract agreements with Ford, General Motors and Stellantis. Now, non-union companies are rushing to give their non-unionized workers raises, too. Toyota said it’s raising wages by more than 9%, and Honda announced 11% wage hikes beginning next year. While the auto companies didn’t directly attribute their raises to the UAW, the UAW has said it will be targeting non-union factories in the wake of its big wins. UAW President Shawn Fain already encouraged non-union autoworkers to join the UAW, and Fain has called the non-union wage increases the “UAW bump.” The UAW hopes its new contracts with Detroit automakers will inspire other workers to unionize.
Persons: ” Hyundai, , A.J, Jacobs, Shawn Fain, autoworkers, Fain, ” Fain, Tesla, Thomas Kochan Organizations: New, New York CNN, United Automobile Workers ’, Ford, General Motors, Toyota, Honda, Hyundai, UAW, Labor, East Carolina University, Foreign, Detroit, Subaru, Volvo, BMW, Mercedes, MIT Sloan School of Management Locations: New York, Alabama, Georgia, United States,
In the United States, Walmart, Costco, Wegmans and other chains have also revised their self-checkout strategies. British supermarket Booths is removing self-checkout machines. Paul Melling/Alamy Stock PhotoCustomers at Booths also frequently misidentified which fruits and vegetables they were buying when prompted by self-checkout machines. Walmart removed self-checkout machines at some stores in New Mexico earlier this year. Costco said it’s adding more staff in self-checkout areas after it found that non-members were sneaking in to use membership cards that didn’t belong to them at self-checkout.
Persons: we’ve, Nigel Murray, Paul Melling, ” Murray, , , Lindsey Nicholson, ShopRite, Wegmans Organizations: New, New York CNN, Walmart, Costco, BBC ., Alamy, CNN, Getty Locations: New York, British, United States, BBC . British, Britain, New Mexico, Delaware
But the majority of Americans say they tip 15% or less for a typical meal at a sit-down restaurant, according to a wide-ranging new poll on tipping attitudes from Pew Research Center. Fifty-seven percent of US adults surveyed told Pew they tip 15% or less for an average sit-down meal. By the latter part of the 20th century, a typical restaurant tip was 15%. The public is more likely to oppose than favor suggested tip amounts on screens. Forty percent of people oppose businesses suggesting tip amounts to their customers on screens.
Persons: There’s, Emily Post’s, they’re, ” Pew Organizations: New, New York CNN, Pew Research Center, Pew Locations: New York
Cocoa and orange juice futures have hit multi-decade highs as climate change and harsh weather takes their toll on crops in warmer climates. Here’s the latest in the commodities market:Orange juiceOrange juice futures have soared to their highest levels since the commodity began trading in 1966. The January contract for frozen concentrated orange juice is currently sitting around $3.95, up nearly 94% so far this year. The rally has led to a rise in speculative betting, leading some analysts to call orange juice futures the new GameStop. But “the eventual crash in the price of orange juice will be one for the record books,” he quipped.
Persons: Nicole, it’s, they’re, , Dave Reiter, It’s, Brent, David Morrison, stoking, That’s, WeWork, Nathaniel Meyersohn, Ermengarde Jabir, Alicia Wallace, , Ted Rossman Organizations: CNN Business, Bell, New York CNN, OJ, Sunshine State, Futures, GameStop, Reiter Capital Investments, Cocoa, West Texas Intermediate, “ Traders, Trade Nation . Energy, Wheat, Organisation for Economic Co, Federal Reserve Bank of New, New York Fed Locations: New York, Ukraine, Orange, US, Brazil, Mexico, Florida, Ghana, Ivory Coast, Ivory, Chicago, Southeast Asia, Europe, China, Russia, America, United States
WeWork’s bankruptcy will increase financial stress on commercial landlords that have rented large chunks of their office buildings to the co-working company. About $270 billion in commercial real estate loans held by banks will come due in 2023, according to Trepp, a commercial real estate data provider. “This is another huge problem for the office market to contend with.”No single tenant can make or break the office market, he said. Around 42% of WeWork’s occupancies are in those three cities, according to CoStar, a commercial real estate data firm. Commercial real estate was hit hard by the pandemic, with fewer people returning to offices and spending money in downtown corridors.
Persons: WeWork, , Ermengarde Jabir, Goldman Sachs, Stijn Van Nieuwerburgh, Peter Morgan, ” Alie Baumann, can’t, , ” Baumann, Van Nieuwerburgh Organizations: New, New York CNN, Silicon Valley Bank, Signature Bank, Columbia Business School, Cities, New York City’s Locations: New York, America, Silicon, New York City, San Francisco, Boston, New York City . New York, NYC, New, United States, Columbia
New York CNN —Retailers are projecting slower growth this holiday shopping season as inflation, higher borrowing costs, and the resumption of student loan repayments cause many consumers to pull back. The government reported that strong consumer spending drove the economy to a robust 4.9% annual growth rate in the July-September quarter. Consumer confidence dropped for the third consecutive month despite the booming economy. The resumption of student loan repayments last month after a three-year pause could also impact consumer spending. “Student loan repayments will diminish the already dwindling savings among younger households,” Moody’s said in a report this week.
Persons: Matthew Shay, ” Dana Peterson, “ Consumers, , ” Moody’s, ” Shay Organizations: New, New York CNN — Retailers, National Retail Federation, , Consumer, Conference Board, Consumers Locations: New York, splurging
But the UAW’s ambitious plans to organize Tesla and other non-union automakers face steep odds. To grow, the UAW will need to gain a foothold at non-union automakers, which produce more than half of the cars assembled in the United States. Historically, UAW talks with the Detroit automakers have been closely watched by non-union automakers and suppliers. Anti-union companiesThe UAW will have to overcome weak protections for labor organizing in the United States and automakers’ aggressive tactics to defeat unions. It may be easier for UAW to organize Volkswagen and other European automakers like BMW and Mercedes-Benz than automakers from Asia, experts say.
Persons: Tesla, Shawn Fain, , Harry Katz, , Thomas Kochan, Tesla's, Justin Sullivan, Bill Lee, Nikki Haley, Joe Biden, Kochan, ” Kochan, “ There’s, “ Fain, he’s, Harley Shaiken, Jesse Jackson, John J, Kim, Elon Musk, Musk, “ Tesla, ” Shaiken, Biden, Erica Smiley, Smiley, ‘ we’ve, won’t Organizations: New, New York CNN, United Auto Workers, Ford, General Motors, Jeep, Chrysler, Detroit automakers, UAW, American, Toyota, Hyundai, Honda, Volvo, Mercedes, BMW, Nissan, Volkswagen, Cornell University’s School of Industrial and Labor Relations, Labor, Companies, Employers, National Labor Relations Act, MIT Sloan School of Management, Getty, Workers, Benz, Tennessee Gov, Former South Carolina Gov, Environmental Defense Fund, Alabama, M University, Jackson State University, University of California, Berkley, Chicago Tribune, Tribune, Service, Tesla, National Labor Relations Board, Employees, Bloomberg, CNN, Biden Union, Union, Biden, Justice, Detroit Locations: New York, United States, California, Texas, Tesla's Fremont , California, Tennessee, Kentucky, Alabama, Volkswagen’s, Chattanooga, Michigan, Detroit, Chicago, Chattanooga , Tennessee, Asia, Europe, Tesla’s Fremont California,
There are a slew of users and uses that compete for curb space. The solution, some advocates say, is removing free parking and charging for spots based on demand. Free parkingThe root of the chaos at the curb stems from free on-street parking, critics say. Cities “squander curbs for free parking for cars because drivers are the people who show up at public meetings,” Shoup said. Smart loading zonesEven if cities managed their on-street parking problems for private vehicles more effectively, bikers, delivery workers, outdoor dining and other uses would still crowd the curb.
Persons: , Chrissy Mancini Nichols, ” Nichols, Yorkers, Donald Shoup, ” Shoup, Mike Estey, ” Estey, Michelle Wu Organizations: New, New York CNN, Workers, Walker Consultants, city’s Department of Transportation, University of California, Drivers, New York City’s Department of Transportation, Seattle Department of Transportation, Boston Locations: New York, , New York City, Seattle, Los Angeles, America, San Francisco, Baltimore, Boston, Los Angeles , Milwaukee, Pittsburgh, Washington, New, Omaha , Nebraska, Minneapolis, Philadelphia
But some retail analysts and researchers, bolstered by local crime statistics, say stores may be over-stating the extent and impact of theft. Mentions of “organized retail crime” on companies’ earnings calls increased 43% from January through August from a year ago, the Chamber of Commerce found. Cities and states are passing new laws with harsher punishments for organized retail crime offenses and shoplifting. A Target spokesperson said that organized retail crime increased 50% in its stores since 2021. According to the Chamber of Commerce, 12 states have created new statutes, revised existing statutes, or created enhanced penalties for organized retail crime.
Persons: William Blair, Dylan Carden, Phillip Blee, James Kehoe, Kehoe, Alex Vitale, , Donald Trump, Judd Legum, Blair, , Pew Organizations: New, New York CNN — Retailers, Retailers, , National Retail Federation, Walgreens, Brooklyn College, Commerce, U.S . Chamber of Commerce, Republican, Costco, Chamber of Commerce, Pew Locations: New York, U.S, San Francisco, Oakland, Seattle, Portland
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