As of November 2023, it was estimated that there were 988,000 homes under construction in multi-family buildings containing 5 or more units. This is in comparison to 680,000 single-family homes, according to US Census data. (Looking at the below graph, it's also interesting to see how the supply of single-family homes dropped off after the global financial crisis and multi-family apartments took off.)

All of this means that in 2024, the US is on track to complete more apartments than it has in many many decades. In fact, exactly similar to what we experienced here in Toronto, if you want to find a comparable multi-family supply number, you need to go as far back as the 1970s (see below). Of course, the US had fewer people back then, and so on a per capita basis, it was building more housing.

Still, all of this new supply is having an impact. Apartment List recently published its national rent report, over here. And overall, it found that:

Rent increases are currently being moderated by a robust construction pipeline expected to deliver a decades-high number of new apartment units in 2024.

More specifically, they found that the cities with the most supply are now seeing the largest rent declines:

Many of the steepest year-over-year declines remain concentrated in Sun Belt cities that are rapidly expanding their multifamily inventory, such as Austin (-7.4 percent year-over-year), Raleigh (-4.4 percent), and Orlando (-3.9 percent).

If you're an apartment developer, this is not what you want to see. It means that increased competition is creating downward pressure on rents and that vacancy rates are probably rising. But if you're someone looking to rent an apartment, this is exactly what you want to see. You want more affordable housing. And so, as a consequence, you want more homes to be built. Because when supply outstrips demand, this is what you get.

Charts: Apartment List

This is an interesting study from a team of AI researchers at Stanford. What they did was use car images taken directly from Google Street View (so images of cars parked on-street) to predict income levels, racial makeup, educational attainment, and voting patterns at the zip code and precinct level.

Admittedly, it’s not a perfect survey, but when they compared their findings to actual or previously collected data (such as from the American Community Survey), it turns out that their study was actually remarkably accurate. Google Street View allowed them to survey 22 million cars, or about 8% of all cars in the US.

Here are some of the things they found:

-  Toyota and Honda vehicles are strongly associated with Asian neighborhoods.

- Buick, Oldsmobile, and Chrysler vehicles are strongly associated with black neighborhoods.

- Pickup trucks, Volkswagens and Aston Martins are strongly associated with white neighborhoods.

Interestingly enough, the ratio of pickup trucks to sedans, alone, is a pretty reliable indicator of voting patterns. If a neighborhood has more pickup trucks than sedans, there’s an 82% chance it voted Republican in the last election.

Perhaps this isn’t all that surprising given that car purchases are highly symbolic. But given that the American Community Survey costs $250 million a year to administer, this study is a good preview of what cheaper and more realtime data collection might look like.