@neil I think that's definitely true in places where the real estate is not really regulated. In Vienna, its possible to get an unlimited lease that is pegged to inflation. That makes it a lot easier for small restaurants and cafes to survive. In NYC, I saw what you describe again and again: a few individuals renovate really rundown and empty places. The commercial street takes off again, then 10 years later, those small owners are put out of business by a 5x or 10x rent increase.