re: Public good
I recall getting hooted down recently for even implying that economic conditions in our geographical location had anything to do with real life. ;)
San Jose (to use a local example) has a very lenient law as such things go, allowing 8 percent annual rent increases (quite high). Landlords are also allowed to "accumulate" these increases, so if they haven't raised rents for three years, they get to jump it 21 percent if they want. This would probably reduce the impact around here.
Here's one general study from 1997, and a more recent paper specific to San Jose.