Andrew Rubalcaba

Imagine Kash Patel and Lil Durk in a staring contest

Let me explain exactly why every new subdivision in America looks like the top photo, because the math is wild. A mature tree increases a home's value by 7 to 19 percent. On a $400,000 house, that's $28,000 to $76,000. A single shade tree produces the cooling equivalent of ten room-size air conditioners running 20 hours a day. One tree on the west side of a house cuts energy bills by 12 percent within 15 years. The bottom photo is worth more, costs less to live in, and sells faster. This has been documented by the University of Washington, Clemson, Michigan State, and the USDA. The data is not in dispute. Removing those trees saves the builder roughly $5,000 per lot. Concrete trucks need twice the dripline radius of every standing tree. Utility trenches need flat ground. A bulldozer flattens 200 lots in an afternoon. Preserving trees adds weeks and thousands per home. So the developer pockets $5,000 in savings and the buyer eats $50,000 in lost value for the next two decades. The person making the decision and the person paying for it have never been in the same room. The Woodlands, Texas is the proof of what happens when they are. George Mitchell bought 28,000 acres of Houston timberland in 1974 and preserved 28% as permanent green space. He forced McDonald's to build behind the tree canopy. That McDonald's became one of the highest-volume locations in Texas. The first office building, designed to reflect the surrounding forest so you couldn't see it from the street, leased completely. The Woodlands median home price today: $615,000. Katy, a comparable Houston suburb that clear-cut: $375,000. Named #1 community to live in America two years running. Fifty years of data. The trees are worth more than removing them saves. Developers clear-cut anyway because they sell the house once and leave. You live in it for 30 years.

Abuelo, viene mi novia japonesa a casa, por favor no empieces con tus cosas. Mi abuelo en los aperitivos:

if you’re a pm and i send you this, it means i’m blocked from shipping

All my nightmares come true

He looks like a corrupt Mexican president 10/10

If there’s a young actor named LeBron B James we could have an interesting debate in a few years.

Therapist: “Persian Chet Holmgren isn’t real. He can’t hurt you.” Persian Chet Holmgren:

Timothée Chalamet stuns as Kevin from the Backstreet Boys

Okay this one wins

look at my anesthesiology residents dawg I’m never waking up

IRS-One

Few people on the planet as good as @jeffbarr (though he might be second to his Mrs who many have also met over the years). The best ppl in tech

saying "we know who the sleeper cells are and have our eye on them" is so funny like you are violently arresting people for all sorts of shit and here you go "yea we know who the undercover terrorists are and we are going to just kinda watch them I guess"

There's no question someone in the White House told Trump to call the war in Iran an "incursion," but he heard it as "excursion" and now he keeps calling it that - making the war sound like a holiday getaway - because no one around him ever corrects him when he makes a mistake.

I really DID die in 2020 from covid and this is hell

Vibe coders after realizing they'll still have to dance on TikTok to market their SaaS.

Cornyn team up with its first TV ad of the runoff, a Ten Commandments themed spot attacking Paxton

MrBeast competition to see who can make it through the Strait of Hormuz

Let the record show that Tragos Amargos was played at 9:09 p.m. at Daikin Park, leading the pro-Mexico crowd of 36,380 to roar before singing along to the bitter lyrics of Tragos de Amargo Licor. Mexicans love songs about broken hearts & alcohol! 🥲🇲🇽🔥❤️ #WorldBaseballClassic