The Brief

Dorm life at Sacramento State University suited Sofia Gonzalez. Living on campus her first year, most classes were a 10-minute walk away. Most of her closest friends lived in the same residence hall. “Everything,” she said, was “right there.”

But this summer, as she prepared to start her sophomore year, friends who applied for university housing warned Gonzalez they had been placed on a wait list. Daunted by the limited supply of upperclassmen dorms — and most of all, the cost of on-campus rent — Gonzalez opted to try the private market instead. “There was nowhere I could live in my price range near campus,” said Gonzalez, a business and marketing major. She contemplated transferring to a community college or commuting two hours each way from her parents’ Bay Area home to Sacramento.

Housing can be a major barrier for low-income students like Gonzalez around the California State University system, which includes Sacramento State and 22 other campuses. Recent estimates have found that housing accounts for half the cost of attendance at CSU, and that 11% of CSU students surveyed experience homelessness or housing insecurity. 

That reality is one reason why CSU added more than 17,000 new beds between 2014 and 2024. About 5,600 more are either under construction or approved to be built. The investments in housing are giving CSU a more residential flavor, even as many campuses maintain their long-standing dependence on commuters.

Now the question is whether CSU should build even more housing, especially in hot real estate markets where students struggle to find off-campus alternatives. A systemwide housing plan issued by CSU in July sketches potential projects that could house an additional 12,600 students as soon as 2030.

CSU officials say on-campus housing improves students’ graduation rates and could ease housing pressures for Cal State’s 460,000 students, 87% of whom still live off campus with their families or otherwise. Future housing development could be uneven based on current enrollment trends across the system, which have left empty dorms at a handful of Cal State campuses, while others rework double-occupancy rooms into triples to meet growing demand.

At the same time, state lawmakers are weighing a potentially hefty 2026 bond measure for student housing and other educational facilities at CSU, the University of California and the California Community Colleges system. Supporters say the measure, which has yet to determine a dollar amount, could help make college more affordable for low-income students.

“To make sure students are successful in their learning, they’ve got to be able to have stable housing,” Assemblymember David Alvarez, D-San Diego, who introduced the legislation, said at a hearing on Assembly Bill 48.

At Cal State Northridge, which plans to open a new 198-bed housing complex this fall, 2,000 students were on a waiting list for housing in fall 2024, CSU data show. Kevin Conn, the university’s executive director of student housing and residential life, said his colleagues field regular calls from students desperate for student housing. “Their stories are really, really heart-wrenching, because we can only do so much,” he said. “We can’t just put them in; there’s no spot to put them.”

Sacramento State has faced a similar conundrum. Last fall, there were more than 4,400 students who requested to live in campus housing, but fewer than 3,300 beds were available. The campus plans to house hundreds of additional students in the coming years.

In the meantime, Gonzalez’s frantic housing search ended off campus. She found a room 30 minutes from campus for $800 a month — within her budget, but expensive enough that she will likely need a second job to afford rent and groceries. “It’s going to be hard this next year to manage my money,” she said.

A push into housing at CSU

California State University has a long history of serving predominantly commuter students, though the university system has made major investments in student housing over the past two decades. Federal data show CSU has almost doubled its capacity to house students since 2004.

CSU’s housing program nonetheless continues to trail the University of California system, which today houses 40% of students. That’s more than 120,000 students in UC housing compared to roughly 60,000 across CSU. A majority of students in both systems live off campus.

CSU argues that adding more university housing will boost students’ academic performance. Officials point to evidence from San Diego State University, which found students living on campus had higher graduation rates and grade point averages as well as lower rates of academic probation compared to their off-campus peers. Researchers have documented similar positive effects in other states, too.

San José State University’s Spartan Village on the Paseo converted an existing hotel into student housing. Credit: San José State University/Robert Bain

(

Robert Bain

/

San José State University

)

Another concern is cost. University officials said they strive to keep student housing affordable relative to peer institutions and nearby market-rate units.

In 2024, the CSU-wide average rate for a two-person unit in a residence hall was $9,668 over an academic year. Cal Poly Humboldt hosted the cheapest doubles, charging $6,624 on average, while San Diego State’s $14,344 average was the system’s most expensive.

If lawmakers and then voters approve a bond measure, housing projects would likely compete with the university system’s substantial deferred maintenance needs. The potential construction boom could also be dampened by a dreary economic outlook for CSU, which faces a $2.3 billion budget gap.

Such financial constraints are top of mind for Kamran Garcia Hosseinzadeh, a recent graduate and resident assistant of Cal State Dominguez Hills. CSUDH plans to add hundreds of additional beds to campus by 2026, but Garcia Hosseinzadeh is skeptical that the university has the capacity and the funding to operate expanded housing. “I definitely don’t feel confident with the future of housing here,” they said.

Declining enrollment at some CSU campuses adds to the financial uncertainty. Systemwide, 92% of student housing is filled, but at shrinking campuses like Sonoma State University and CSU East Bay, where only 64% and 58% of housing, respectively, was occupied in fall 2024.

Another Cal State campus has struggled to recover from a pandemic-era downturn in housing occupancy. Auditors reported that years of operating losses in Cal State L.A.’s housing program are depleting its reserves. Occupancy has dropped to as low as 60% in recent years, auditors said, and student housing required “unanticipated emergency repairs.” Responding to the audit, Cal State L.A.’s director of housing wrote that the university had taken “sweeping corrective measures” to improve campus housing.

University officials at other Cal State campuses said they’re confident there is room to grow on their campuses, despite warnings of an impending decline in traditional college-aged students. Even if student headcount plateaus, they said, housing wait lists and other metrics suggest untapped potential to bring students who are forced to search for off-campus housing into on-campus dorms.

An experiment in San Luis Obispo

With almost 9,000 on-campus beds, Cal Poly San Luis Obispo is the housing heavyweight of the Cal State system. A large majority of the university’s students are from outside county lines, so many of the roughly 14,000 students living off campus spill into residential neighborhoods, where their sheer numbers threaten to drive already expensive rents even higher.

The housing market near the Central Coast campus is so pricey — average rent is 31% higher than the national average, according to Zillow Rentals data — students on a budget sometimes lease less-than-ideal accommodations.

Jordan Schleifer, a recent graduate who led several housing-related initiatives while vice president of Cal Poly Democrats, said many such dwellings lack basic safety fixtures like fire escapes or working smoke detectors. “It creates a situation where students are living in unsafe conditions and they can’t be fixed because they don’t want to lose the housing,” Schleifer said.

And enrollment-wise, San Luis Obispo’s master plan projects that the student headcount will increase from 22,400 in fall 2024 to 25,000 by 2035.

A rendering of a modular student housing project planned for Cal Poly San Luis Obispo.

(

FullStack Modular

)

Financial limitations have forced San Luis Obispo’s leaders to get creative. Eager to save on construction costs — and to avoid passing those costs onto students — the university has converted some double-occupancy dorms into triples.

But the university’s most ambitious experiment is just starting. Next fall, the university will install the first in a series of modular, factory-built housing units, aiming to add as many as 4,000 beds over several years. Housing modules will get trucked to campus and then “stacked on top of each other like Legos,” said Mike McCormick, the university’s vice president of facilities management and development.

The hope is that as the factory starts producing modules at scale, the cost to produce each one will drop below traditional on-site construction. “We’re a long way from having this be a really efficient process yet, but you have to start somewhere,” McCormick said.

Lawmakers weigh student housing policy

Reports of college students living in their cars and surveys revealing the scale of student homelessness have prompted state lawmakers to take a more aggressive approach to student housing in recent years.

Typically, CSU finances housing by issuing bonds. But California lawmakers took a more active role in 2021 when they established a $2.2 billion grant program to help fund housing across CSU, UC and community colleges.

A dozen projects at CSU have been named grant recipients to date. Altogether, the projects are expected to add 5,000 beds to campuses from Cal Poly Humboldt to San Diego State. The grants provided about $660 million, which was nearly half the cost of 12 CSU projects, while the system provided the rest.

Some of that housing is now open to students. That includes a 729-bed project at San Francisco State University and San José State University’s Spartan Village on the Paseo, which converted an existing hotel into student housing.

Students move into San Francisco State’s new West Grove Commons residence hall.

(

Courtesy San Francisco State University

)

Now that the state grant funding has been awarded, advocates, including the Student Homes Coalition, have turned their attention to a bill aimed at spurring more off-campus housing by creating “campus development zones,” where the review process for housing development projects would be streamlined.

The other option, the state facilities bond AB 48, passed the Assembly and is currently in the Senate. Details, including a dollar figure, would be finalized in spring 2026 in hopes of putting the bond on the November ballot.

“The decision to send someone to college or not can literally depend on whether there’s affordable housing for them in those communities,” Alvarez said. “And so we want to make sure that there is something there, throughout our state, for families who want to send their kids to college.”

Got a taste for ducks cooked the Chinese way? Your quest may take you to a quiet suburban backyard in South Pasadena.

That's where That Peking Duck Guy cooks and sells his birds. His clients, he said, include Phil Rosenthal and Roy Choi.

The guy behind That Peking Duck Guy is Hong Pham, who started the social media account in late 2025 as a way to document his latest culinary obsession: making the perfect duck, be it Peking or Pipa (deboned and flattened into the shape of the namesake Chinese string instrument).

The intention was not to sell. "I have a day job," Pham said. A radiologist, to be precise.

"I was actually making so many that neighbors wanted to claim it and offered to buy it," he added. "So I'm like, 'OK, that makes it easier 'cause I don't have to eat it all.'"

Soon came DMs from strangers asking for the same thing.

These days, That Peking Duck Guy caters events and holds takeout pop-ups where people can purchase and pick up a duck (which comes with sides and duck soup) from his South Pasadena backyard — right where he cooks them.

Peking duck from That Peking Duck Guy served with Chinese sweet sauce, chopped spring onions and cucumber slices.

(

Fiona Ng

/

LAist

)

Duck is the latest obsession

Duck is not his first rodeo. Pham said he and his wife are foodies who've always been curious about delving into Vietnamese and other Asian culinary traditions. For Pham, that also means replicating some of these dishes at home, from scratch.

He'd gone on a tofu bender — making gallons of the stuff, as blocks, drinks and pudding — and also a bánh cuốn spree, or Vietnamese steamed rice rolls. He landed on duck as his latest subject only because he had wanted to make better heo quay, or Vietnamese roasted pork belly.

It's the oven

Pham and one of his special outdoor ovens he uses to roast duck.

(

Fiona Ng

/

LAist

)

He researched how to get that extra crisp online and landed on an oven people in Asia use to make roast and Peking ducks.

"It was called the Apollo oven 'cause it looks like an Apollo space capsule," he said.

He bought one and then another. In between, he experimented cooking different meats with the new oven to get a feel before turning to the waterfowl.

He even got advice from Top Chef winner Mei Lin, whom he messaged cold: "She's like, 'Keep it simple. Keep it basic. Keep it traditional.'"

Three Pipa ducks inside the oven.

(

Fiona Ng

/

LAist

)

Hundreds of ducks later, Pham said he still learns something new. That's one reason why his side hustle has stuck around.

"I didn't create like, you know, That Bánh Cuốn Man," he said. "Yeah, duck's gonna last."

Two Pipa ducks fresh out of the oven.

(

Fiona Ng

/

LAist

)

Southern Californians who’ve long shopped at Daiso, Miniso, Uniqlo or 99 Ranch Market may not be surprised to see the Asian-rooted chains expand across the country.

But that growth is now showing up in the numbers.

The National Retail Federation’s Hot 25 Retailers list ranks retailers by U.S. sales growth from 2024 to 2025. Miniso tops the list, with sales up nearly 53%.

The Chinese chain of gift shops opened its first U.S. store in Pasadena’s Old Town more than nine years ago and is now aiming to grow its American footprint to nearly 500 stores this year.

“If you can make it in Southern California, that's great,” said David Marcotte, senior vice president of global retail and technology at Kantar and an author of the NRF list.

A 99 Ranch market opened in 2023 in Eastvale.

(

Gina Ferazzi

/

Los Angeles Times via Getty Images

)

Marcotte says succeeding in California’s highly competitive retail market can teach chains lessons that translate elsewhere.

“The stone-cold reason is quality. The second one is experience,” he said. “Those are the two things that when shoppers go into any retailer, they’re looking for.”

Daiso ranks third, with growth of nearly 26%, while another Japanese company, Fast Retailing — the parent company of Uniqlo — comes in sixth.

99 Ranch Market, an American supermarket chain founded in Orange County that specializes in Asian groceries, comes in 15th.

Marcotte says Southern California has been a logical landing spot for these companies because of its proximity to Asia. But Marcotte says it can also be an unforgiving place to launch because of the competition, and he often encourages the clients he advises to consider smaller markets.

“I said if you open in Southern California, open one store, get it right,” Marcotte said. “If you get it wrong, you're dead. You'll never recover. You'll have to leave the country and come back in.”

The supermarket industry is particularly tough to break into because customers here, he says, have plenty of alternatives if the quality, selection or experience falls short.

He also emphasizes a retailer in California focused on Asian goods will see more success serving Chinese, Filipino and other Asian customers rather than designing around a particular ethnic group.

“That type of diversity of Asian customers that you have to address in the same store is what really proves to be the difference for an Asian retailer in the California market,” Marcotte said.

That’s part of the business model for 99 Ranch, which was founded by a Taiwanese immigrant who opened the first location in Westminster's Little Saigon in 1984.

Scientists have now gotten closer to understanding how gene mutations may lead some people to develop profound autism.

The clues, they say, lie in the murky space between genes and disease — where key proteins come together and interact.

A team of researchers from UC San Francisco mapped more than a thousand interactions between many proteins that come from certain autism risk genes. This molecular atlas, published in the journal Science, could point researchers toward new and promising treatments.

"It's an unprecedented resource for the field," says Dr. Daniel Geschwind, a professor of human genetics, neurology, and psychiatry at UCLA who was not involved with the study. "A lot of people interested in understanding autism and drug development are going to be using this."

For families affected by profound autism, it offers hope for eventual drug therapies. "This is the kind of scientific advance we have been waiting for and praying for," says Alison Singer, president of the nonprofit Autism Science Foundation, who has a daughter with severe cognitive impairment. "There's still a lot of work ahead, [but] this paper makes the path from genetic discovery to treatment much clearer."

The work builds on progress made in recent years to identify single genes that harbor mutations found in a subset of individuals with profound autism.

Getting past the "wall"

People with profound autism often live with severe intellectual disability and require around-the-clock care. They're nonverbal or minimally verbal, and often have serious medical conditions like epilepsy.

Pinning down the biology behind profound autism has always been a complicated endeavor — while both genes and environmental factors play a role, those factors can vary widely from person to person.

In the past decade or so, some genetics researchers have had remarkable success in identifying high-impact genetic differences in a subset of people with profound autism.

"They've discovered several hundred genes and corresponding mutations that are prevalent in [these] individuals," says Nevan Krogan, director of the Quantitative Biosciences Institute at UC San Francisco.

"But they kind of hit a wall," he added — because scientists haven't been able to turn those gene discoveries into many promising drugs and treatments.

"There was this huge missing piece," says Dr. Matthew State, a clinical psychiatrist and geneticist at UCSF: The genes serve as blueprints for making proteins that drive brain development, but researchers lacked visibility into how those proteins do the work.

State has been a pioneer in identifying high-risk genes, and the mutations in those genes, that are associated with profound autism. Krogan has been at the forefront of using new technology to look into protein interactions.

More than a decade ago, the two researchers were introduced by their mutual boss, the chancellor at UCSF, who encouraged them to collaborate. "[State] had the genes and the mutations. I had the technologies to look at the corresponding proteins," Krogan says.

They focused on filling a knowledge gap. "What we've been missing is the mechanistic understanding of how these mutations [on the genes] are seemingly resulting in autism," Krogan says. "In order to understand that, you need to go to the proteins."

Proteins are the complex molecules that come together to build the body, based on instructions encoded in the genes. "What makes an eye cell an eye cell, and a muscle a muscle, are the proteins and how they work together," State says. "They are the machinery of life."

In this case, the researchers wanted to find the molecular machinery of profound autism — to understand which proteins came from those high-risk autism genes, and how those proteins worked together.

The research was slow at first, but more recent advances in technology — including artificial intelligence — have sped things up.

To start, the researchers went on a "fishing expedition" for protein interactions. They chose 100 proteins from these high-risk autism genes, injected them into lab-grown cells, and then pulled them out, along with the additional proteins that attached to them.

Then, they used an AI system called AlphaFold, developed by Google DeepMind, to help determine which proteins in the clumps were directly touching. "Where AI is playing an important role is being predictive about who's talking to who," says Krogan. "Sometimes they take years to figure out. Now, we can get these insights in an hour." While imperfect, the system has worked well enough to save significant time and money, Krogan says.

Then, they wanted to see what happened to the proteins when the genes got tweaked. They introduced mutations that appear in patients with profound autism, and assessed what changed. "We broke the proteins in the way that they're broken in autism," says State. "That allows us ultimately to answer the question of, when they're going wrong in autism, how are they going wrong?"

They conducted this research in frogs and in organoids, which are lab-grown tissues that model the human brain. In one example, the mutations weakened the connection between two proteins related to which genes turn on and off in a cell. Then, one went rogue, turning on other genes that led to neurodevelopmental defects in organoids.

Molecular convergence

There are hundreds of rare, high-risk autism genes, acting in more than a thousand different ways.

But in mapping more than 1,800 protein interactions, the researchers found that many of them moved along shared biological pathways — particularly those related to early brain development, such as how synapses get constructed, and which neurons develop and when.

The convergence found in this study aligns with other recent publications, adding to an emerging understanding in the field, says Dr. Geschwind of UCLA.

"If we look at multiple mutations and they converge on the same process, that's strong evidence that you're dealing with the things that you want to treat," State says.

Identifying this more limited set of protein complexes that likely contribute to the development of profound autism could change the approach to treatments, says Singer with the Autism Science Foundation. "We've been working gene-by-gene to correct mutations," she says.

And if future drugs could target these shared protein pathways, she adds, "we may not need that separate therapeutic strategy for every autism gene."

Setting sights on new drug-development targets

It takes years to go from a biological discovery like this to an approved drug that treats humans. The findings would need to be translated into drug candidates, then tested for safety and effectiveness.

"It takes time and a lot of persistence and focus," State says. "This [paper] is unlikely to lead to therapies tomorrow — but it lays an important foundation for them."

Most human drugs are made to target proteins, Geschwind at UCLA says, so the newly published map of protein interactions offers an accessible entry point for pharmaceutical development.

And researchers hope to combine recent technological advances in ways that accelerate that progress even more. "When you put together the ability to borrow from successes in other fields [such as cancer treatments], and the development of AI, we're at an inflection point that will hopefully shorten the time cycle," State says.

Last week, Krogan's Quantitative Biosciences Institute received a $46 million grant from the Aligning Research to Impact Autism initiative, funded by philanthropist and Google co-founder Sergey Brin. The researchers are already working on next steps.

Copyright 2026 NPR