coming into this week, vornado had a 9% stated yield but that's coming down. >> you're right, mike.minished tremendously. they talk about interest rates moving higher. the macro environment they're in there's competition in regards to subleasing. a lot of people are not moving employees back into office space. they're subleasing that. there's competition. when you look at a company like vornado, in high-end office buildings, new york, san francisco, chicago, we can expect that they're going to have to see that and this isn't the first time in a year ago we saw them cut the dividend by 20% at that time because of the pan pandemic we'll see some struggles as it comes to the rate market it's one of the areas where it will be a lot of volatility. we have to see the workplace environment strengthen before we see the stocks strengthen, as well >> obviously and the stock has been bumping along the recent lows for some time analysts growing more optimisti on meta. all highlighting the stock as a potential leader in 2023 jpmorgan naming it as a top pick in the online ad space, heading into i