[1] Kyoto University,
[2] Institute of Economic Research,undefined
[3] Yoshida-Hanmachi,undefined
[4] Sakyoku,undefined
[5] Kyoto,undefined
[6] 606-01,undefined
[7] Japan (e-mail: fujita@kier.kyoto-u.ac.jp),undefined
[8] Zell/Lurie Real Estate Center,undefined
[9] The Wharton School,undefined
[10] University of Pennsylvania,undefined
[11] 256 S. 37th Street,undefined
[12] Philadelphia,undefined
[13] PA 19104,undefined
[14] USA (e-mail: hudapeng@wharton.upenn.edu),undefined